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Property profile & analytics
OFF-MARKET
Estimated value
$28,265,000
Warehouses
531 Quality Cir Woodland, CA 95776-6214
Entity Owned
3-yr Hold
Free & Clear
Property ID
US09-1700069
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1991
Construction
TILT-UP CONCRETE
Total area
247,572 SF
Lot
17.04 ac (742,306 SF)
Zoning code
I
APN
027-851-025-000
UPID
US09-1700069
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
$31.07M
Comparable Approach
Comparable
$25.99M
Blend (final)
Blend
$28.27M
Owner & transaction history
Walgreen Co · 3 yrs held
Walgreen Co
since 2023
Last sale
$26.9M
4 recorded transactions
Zoning & alternative use
I · Woodland, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$46.3M
+47.3%
Office building
$46.1M
+46.6%
Commercial (general)
$41.2M
+31.2%
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
$30,395,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$33,655,000
6.5%
$31,065,000
7%
$28,850,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$31,450,000
Current use
INDUSTRIAL (GENERAL)
$46,315,000
Change: +47% · Conversion: Easy
OFFICE BUILDING
$46,110,000
Change: +47% · Conversion: Difficult
COMMERCIAL (GENERAL)
$41,245,000
Change: +31% · Conversion: Difficult
RETAIL STORES
$33,010,000
Change: +5% · Conversion: Moderate
Blend value · Realmo final
$28.27M
Range $25.44M – $31.09M · ±10% · vs last sale $26.94M (May 24 2023)
Last sale anchor
$26.94M
May 24 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
$114 / 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
$92,963
Tax year 2023
Assessed value
$8,708,631
Assessed 2023
Previous assessed
$8,708,631
+0.0% YoY
Effective rate
1.07%
On assessed value
Assessed land
$2,411,617
Assessed improvement
$6,297,014
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1991
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
2
Total area
247,572 SF
Lot
17.04 ac (742,306 SF)
Zoning code
I
APN
027-851-025-000
UPID
US09-1700069
Jurisdiction
YOLO
Zoning & alternative use
I · Woodland, CA
Zoning I · permitted uses
I · 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
WAREHOUSE, STORAGE Current
Est. value
$31.5M
INDUSTRIAL (GENERAL)
Est. value
$46.3M
OFFICE BUILDING
Est. value
$46.1M
COMMERCIAL (GENERAL)
Est. value
$41.2M
RETAIL STORES
Est. value
$33.0M
WAREHOUSE, STORAGE Current
INDUSTRIAL (GENERAL)
OFFICE BUILDING
COMMERCIAL (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
1991
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
2
Lot
17.04 ac
Current owner
From public records · entity-resolved
Walgreen Co
Entity
Free & Clear · 3 yrs held
Mailing address
PO BOX 1159, DEERFIELD, IL 60015-6002
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 24, 2023
—
Walgreen Co
Realty Income Properties 4 LLC
Assignment Of Lease (leasehold Sale)
—
May 24, 2023
$26,936,000
Realty Income Properties 4 LLC
Walgreen Co
Grant Deed
—
Dec 23, 2004
—
Walgreen Co
Jersey Sacramento LLC
Grant Deed
related
—
Jan 12, 2004
—
Jersey Sacramento LLC
Mazda Motor America INC
Grant Deed
related
—
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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