New search
Property profile & analytics
FOR SALE
Office buildings
454 W Napa St Sonoma, CA 95476
Entity Owned
Absentee Owner
Free & Clear
Property ID
US09-1422366
For Sale
1 / 4
$1,015,000
454 W Napa St, Sonoma, CA 95476
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1990
Construction
WOOD
Total area
3,565 SF
Lot
0.18 ac (7,910 SF)
APN
018-193-040-000
UPID
US09-1422366
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.24M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.12M
Blend (final)
Blend
$2.17M
Owner & transaction history
California Retail Office Partners LLC
California Retail Office Partners LLC
since 2026
Last sale
$2.1M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$2.2M
+34.1%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Sonoma submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sonoma submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$2,190,000
ML approach
$2,235,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,640,000
Current use
COMMERCIAL (GENERAL)
$2,200,000
Change: +34% · Conversion: Easy
Blend value · Realmo final
$2.17M
Range $1.95M – $2.38M · ±10% · vs last sale $2.14M (Aug 29 2022)
Last sale anchor
$2.14M
Aug 29 2022
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$607 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$19,293
Tax year 2024
Assessed value
$1,530,000
Assessed 2024
Previous assessed
$1,530,000
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$510,000
Assessed improvement
$1,020,000
Applied tax rate
6.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
For Sale
Year built
1990
Construction
WOOD
Heating
CENTRAL
Cooling
YES
Stories
2
Total area
3,565 SF
Lot
0.18 ac (7,910 SF)
APN
018-193-040-000
UPID
US09-1422366
Jurisdiction
SONOMA
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.6M
COMMERCIAL (GENERAL)
Est. value
$2.2M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1990
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
2
Lot
0.18 ac
Current owner
From public records · entity-resolved
California Retail Office Partners LLC
Entity
Free & Clear · 0 yrs held
Mailing address
6359 AUBURN BLVD STE B, CITRUS HEIGHTS, CA 95621-5200
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 7, 2026
$1,145,000
California Retail Office Partners LLC
Mortgage Lender Services
Trust Deed
—
Aug 29, 2022
$2,138,000
Windscape Apartments LLC
Ks Mattson Partners LP
Grant Deed
—
Jul 22, 2022
$1,500,000
Ks Mattson Partners LP
Naghmeh Amir Alikhani
Grant Deed
$900,000 · Socotra Reit I LLC
Jun 23, 1997
—
Alikhani Trust
Alikhani,mike A & Mali A
Quit Claim Deed
related
—
Feb 21, 1997
$715,000
Mike Alikhani
Sonoma Properties INC
Grant Deed
—
Mar 15, 1995
—
Henry K Mayo Trust
Mayo,diane J
Quit Claim Deed
related
—
Dec 29, 1994
—
Henry K Mayo Trustee
Sonoma Valley Psp
Grant Deed
related
—
Aug 13, 1992
$181,654
Valley Profit Sharing Pla Sonoma
Morton,harold L
Grant Deed
related
—
Feb 7, 1992
$81,000
Sonoma Propertie
Mayo,henry K
Grant Deed
—
—
—
Diane J Mayo
—
Deed Of Trust
related
$340,000 · Exchange Bank
—
—
Diane J Mayo
—
Deed Of Trust
related
$415,000 · San Rafael Thrift & Loan
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
