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Property profile & analytics
OFF-MARKET
Estimated value
$2,420,000
Medical Office Space
520 Cottonwood St, Woodland, CA 95695-3603
Individually Owned
~
Est. High Equity
Property ID
US09-2706644
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
1980
Total area
19,149 SF
Lot
1.6 ac (69,696 SF)
Zoning code
R-3
APN
065-040-001-000
UPID
US09-2706644
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
-
Lorenzo Padron Dental Office
-
Degracia Maria F Physician
-
Woodland Nephrology Med Group: Ballenger John R. MD Physician Medical Clinic
-
Dr. Roger A. Lieberman, MD Physician
-
Meghann R Np Adamson Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.65M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.42M
Owner & transaction history
David Rooney Christian
David Rooney Christian
since 2025
Last sale
$2.3M
7 recorded transactions
Zoning & alternative use
R-3 · Woodland, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$3.1M
+31.5%
Restaurant
$2.8M
+19.9%
Commercial (general)
$2.7M
+14.9%
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
$2,540,000
ML approach
$2,650,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
MEDICAL BUILDING
$2,355,000
Current use
AUTO REPAIR, GARAGE
$3,100,000
Change: +32% · Conversion: Difficult
RESTAURANT
$2,825,000
Change: +20% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,705,000
Change: +15% · Conversion: Easy
OFFICE BUILDING
$2,430,000
Change: +3% · Conversion: Easy
INDUSTRIAL (GENERAL)
$2,140,000
Change: -9% · Conversion: Difficult
RETAIL STORES
$1,885,000
Change: -20% · Conversion: Difficult
Blend value · Realmo final
$2.42M
Range $2.18M – $2.66M · ±10% · vs last sale $2.25M (May 19 2023)
Last sale anchor
$2.25M
May 19 2023
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
$126 / 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
$20,917
Tax year 2023
Assessed value
$1,959,502
Assessed 2023
Previous assessed
$1,959,502
+0.0% YoY
Effective rate
1.07%
On assessed value
Assessed land
$496,970
Assessed improvement
$1,462,532
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
1980
Heating
NONE
Cooling
NONE
Stories
1
Total area
19,149 SF
Lot
1.6 ac (69,696 SF)
Zoning code
R-3
APN
065-040-001-000
UPID
US09-2706644
Jurisdiction
YOLO
Zoning & alternative use
R-3 · Woodland, CA
Zoning R-3 · permitted uses
R-3 · 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
MEDICAL BUILDING Current
Est. value
$2.4M
AUTO REPAIR, GARAGE
Est. value
$3.1M
RESTAURANT
Est. value
$2.8M
COMMERCIAL (GENERAL)
Est. value
$2.7M
OFFICE BUILDING
Est. value
$2.4M
INDUSTRIAL (GENERAL)
Est. value
$2.1M
RETAIL STORES
Est. value
$1.9M
MEDICAL BUILDING Current
AUTO REPAIR, GARAGE
RESTAURANT
COMMERCIAL (GENERAL)
OFFICE BUILDING
INDUSTRIAL (GENERAL)
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
1980
Heating
NONE
Cooling
Yes
Stories
1
Lot
1.6 ac
Current owner
From public records · entity-resolved
David Rooney Christian
Individual
Mailing address
2033 SAN ELIJO AVE #139, CARDIFF, CA 92007-1726
Ownership since
2025
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
Aug 8, 2025
$1,657,500
David Rooney Christian
520 Cottonwood LLC
Grant Deed
—
Aug 8, 2025
—
Christian Rooney
Kelley Rooney
Deed
related
—
May 19, 2023
$2,250,000
520 Cottonwood LLC
Peter J Atherton
Grant Deed
$1,250,000 · Five Star Bank
Nov 10, 2016
—
Peter J Atherton
—
Deed
related
$905,000 · Athas Cap
Dec 31, 2001
—
Peter J Atherton
Atherton,paula
Quit Claim Deed
related
—
Dec 31, 2001
$1,380,000
Peter J Atherton
Cottonwood Medical-dental Grou
Grant Deed
$997,500 · Sonoma National Bank
—
—
Peter J Atherton
—
Deed Of Trust
related
$905,000 · Athas Cap
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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