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Property profile & analytics
OFF-MARKET
Estimated value
$1,050,000
Investment properties
463 Pioneer Ave Woodland, CA 95776-4905
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-1234152
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1997
Construction
TILT-UP CONCRETE
Total area
5,830 SF
Lot
0.78 ac (33,976 SF)
Zoning code
C-2
APN
027-860-024-000
UPID
US09-1234152
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
$950k
Comparable Approach
Comparable
$1.20M
Blend (final)
Blend
$1.05M
Owner & transaction history
Sycamore Partners LLC
Sycamore Partners LLC
1 recorded transaction
Zoning & alternative use
C-2 · Woodland, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$1.6M
+68.7%
Auto repair, garage
$1.2M
+28.0%
Industrial (general)
$1.1M
+12.3%
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 Woodland submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Woodland 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,030,000
6.5%
$950,000
7%
$880,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$970,000
Current use
APARTMENT HOUSE (5+ UNITS)
$1,640,000
Change: +69% · Conversion: Moderate
AUTO REPAIR, GARAGE
$1,245,000
Change: +28% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$1,090,000
Change: +12% · Conversion: Moderate
OFFICE BUILDING
$1,085,000
Change: +12% · Conversion: Easy
RETAIL STORES
$775,000
Change: -20% · Conversion: Easy
Blend value · Realmo final
$1.05M
Range $945k – $1.16M · ±10%
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
$180 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$14,450
Tax year 2023
Assessed value
$1,127,735
Assessed 2023
Previous assessed
$1,127,735
+0.0% YoY
Effective rate
1.28%
On assessed value
Assessed land
$113,362
Assessed improvement
$1,014,373
Applied tax rate
3.0000
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
1997
Construction
TILT-UP CONCRETE
Heating
NONE
Total area
5,830 SF
Lot
0.78 ac (33,976 SF)
Zoning code
C-2
APN
027-860-024-000
UPID
US09-1234152
Jurisdiction
YOLO
Zoning & alternative use
C-2 · Woodland, CA
Zoning C-2 · permitted uses
C-2 · Woodland, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Woodland. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$970,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.6M
AUTO REPAIR, GARAGE
Est. value
$1.2M
INDUSTRIAL (GENERAL)
Est. value
$1.1M
OFFICE BUILDING
Est. value
$1.1M
RETAIL STORES
Est. value
$775,000
COMMERCIAL (GENERAL) Current
APARTMENT HOUSE (5+ UNITS)
AUTO REPAIR, GARAGE
INDUSTRIAL (GENERAL)
OFFICE BUILDING
RETAIL STORES
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
1997
Construction
TILT-UP CONCRETE
Heating
NONE
Lot
0.78 ac
Current owner
From public records · entity-resolved
Sycamore Partners LLC
Entity
Mailing address
837 JEFFERSON BLVD, WEST SACRAMENTO, CA 95691-3205
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
—
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
—
—
Sycamore Partners LLC
—
Deed Of Trust
related
$800,000 · Wells Fargo Bank
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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