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Property profile & analytics
FOR SALE
Office buildings
475 E Cotati Ave Cotati, CA 94931
Individually Owned
5-yr Hold
Free & Clear
Property ID
US09-3757820
For Sale
1 / 5
$899,000
475 E Cotati Ave, Cotati, CA 94931
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1984
Construction
WOOD
Total area
2,375 SF
Lot
0.26 ac (11,340 SF)
APN
144-570-001-000
UPID
US09-3757820
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
Current use
Occupant on record · Public records
-
La Serenita Wellness Center Alternative Medicine Practice Spiritual Center
-
AMC Beautique Medical Clinic Skin Care Clinic
-
Violeta Beauty Institute Hair Salon Nail Salon
-
CMI, A Solutions II Company (Bike/Boat/Book/etc) Store Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$680k
CAP Approach
CAP
$550k
Comparable Approach
Comparable
$477k
Blend (final)
Blend
$575k
Owner & transaction history
Tuyen Costa Truorig · 5 yrs held
Tuyen Costa Truorig
since 2020
Last sale
$549,000
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$915,000
+17.1%
Medical building
$875,000
+11.7%
Retail stores
$795,000
+2.0%
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 Cotati submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Cotati 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
$655,000
ML approach
$680,000
CAP Approach
CAP Return
Estimation
6%
$595,000
6.5%
$550,000
7%
$510,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$780,000
Current use
COMMERCIAL (GENERAL)
$915,000
Change: +17% · Conversion: Easy
MEDICAL BUILDING
$875,000
Change: +12% · Conversion: Easy
RETAIL STORES
$795,000
Change: +2% · Conversion: Moderate
AUTO REPAIR, GARAGE
$750,000
Change: -4% · Conversion: Difficult
Blend value · Realmo final
$575k
Range $518k – $633k · ±10% · vs last sale $549k (Dec 31 2020)
Last sale anchor
$549k
Dec 31 2020
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
$242 / 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
$7,061
Tax year 2024
Assessed value
$582,602
Assessed 2024
Previous assessed
$582,602
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$201,629
Assessed improvement
$380,973
Applied tax rate
8.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
For Sale
Year built
1984
Construction
WOOD
Heating
NONE
Cooling
NONE
Stories
1
Total area
2,375 SF
Lot
0.26 ac (11,340 SF)
APN
144-570-001-000
UPID
US09-3757820
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
$780,000
COMMERCIAL (GENERAL)
Est. value
$915,000
MEDICAL BUILDING
Est. value
$875,000
RETAIL STORES
Est. value
$795,000
AUTO REPAIR, GARAGE
Est. value
$750,000
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
MEDICAL BUILDING
RETAIL STORES
AUTO REPAIR, GARAGE
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
1984
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.26 ac
Current owner
From public records · entity-resolved
Tuyen Costa Truorig
Individual
Free & Clear · 5 yrs held
Mailing address
475 E COTATI AVE, COTATI, CA 94931-4460
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 31, 2020
$549,000
Tuyen Costa Truorig
Philip W Myhre
Grant Deed
—
Dec 31, 2020
—
Tuyen Costa Truong
Micahel J Costa
Intrafamily Transfer
related
$466,600 · Enterprise Bank & Trust
Mar 25, 2011
—
Chouinard Harold H & R E Trust
Chouinard H H & R E Trust
Quit Claim Deed
related
—
Mar 10, 2010
—
Rae E Chouinard
Chouinard,harold H
Affidavit Of Death
related
—
May 8, 2003
—
John R Vickland
Myhre,philip W
Grant Deed
related
—
Dec 27, 1999
—
Chouinard Trust
Chouinard,harold H & Rae E
Quit Claim Deed
related
—
—
—
Harold H Chouinard
—
Deed Of Trust
related
$84,496 · Chouinard & Myhre INC
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
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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