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Property profile & analytics
OFF-MARKET
Retail space
455 Main St Ferndale, CA 95536
Individually Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2433305
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1898
Construction
WOOD
Total area
4,926 SF
Lot
0.07 ac (3,049 SF)
Zoning code
C-2-D
APN
031-085-006-000
UPID
US09-2433305
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Joseph A Koches · 2 yrs held
Joseph A Koches
since 2024
7 recorded transactions
Zoning & alternative use
C-2-D · Ferndale, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The Community Commercial or C2 Zone is intended to apply to areas where more complete commercial facilities are necessary for community convenience.
Zone name
Community Commercial And Design Control
General category
COMMERCIAL
Zone area
20.56 ac
Source
Realmo
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 Ferndale submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Ferndale 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$4,168
Tax year 2024
Assessed value
$244,963
Assessed 2024
Previous assessed
$244,963
+0.0% YoY
Effective rate
1.70%
On assessed value
Assessed land
$53,339
Assessed improvement
$191,624
Applied tax rate
4.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1898
Construction
WOOD
Heating
FLOOR/WALL FURNACE
Stories
2
Rooms
12
Total area
4,926 SF
Lot
0.07 ac (3,049 SF)
Zoning code
C-2-D
APN
031-085-006-000
UPID
US09-2433305
Jurisdiction
HUMBOLDT
Zoning & alternative use
C-2-D · Ferndale, CAZoning C-2-D · permitted uses
C-2-D · Ferndale, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The Community Commercial or C2 Zone is intended to apply to areas where more complete commercial facilities are necessary for community convenience.
Zone name
Community Commercial And Design Control
General category
COMMERCIAL
Zone area
20.56 ac
Source
Realmo
Building & site characteristics
From public records
Year built
1898
Construction
WOOD
Heating
FLOOR/WALL FURNACE
Stories
2
Rooms
12
Lot
0.07 ac
Current owner
From public records · entity-resolved
Joseph A Koches
Individual
Mailing address
454 PLEASANT AVE, EUREKA, CA 95503-6570
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 12, 2024
—
Joseph A Koches
Joseph A Koches
Correction Deed
related
—
Mar 8, 2022
—
Joseph A Koches
Joseph A Koches
Correction Deed
related
—
Aug 18, 2021
—
Joseph A Koches
Joseph A Koches
Intrafamily Transfer
related
—
Jan 14, 2021
—
Joseph A Koches
Koches Joe Trust
Quit Claim Deed
related
—
Sep 20, 2019
—
Owner Name Unavailable
Joseph W Koches
Affidavit Of Death
related
—
Apr 14, 2004
—
Koches,tr
Koches,joseph W
Quit Claim Deed
related
—
Dec 13, 1989
—
Joseph W Um|goodson Robert Koches
Braun,john R
Grant Deed
$50,000
May 21, 1985
—
—
—
Grant Deed
related
—
—
—
Koches,joe Trust
—
Deed Of Trust
related
$194,000 · Us Bk
—
—
Joseph W Koches
—
Deed Of Trust
related
$14,900 · Us Small Business Admn
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.
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