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Property profile & analytics
OFF-MARKET
Estimated value
$2,685,000
Retail space
6450 Hembree Ln Windsor, CA 95492-6866
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-0087955
Property profile
Verified
Property type
Retail space
Use group
STORE, RETAIL OUTLET
Year built
2002
Construction
TILT-UP CONCRETE
Total area
7,200 SF
Lot
1.01 ac (43,995 SF)
APN
163-280-015-000
UPID
US09-0087955
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
-
Goodwill - Redwood Empire Discount Store
-
CPS Real Estate Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.12M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.16M
Blend (final)
Blend
$2.69M
Owner & transaction history
Eig Windsor LLC · 5 yrs held
Eig Windsor LLC
since 2021
Last sale
$2.4M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.5M
+44.1%
Office building
$3.1M
+27.1%
Commercial (general)
$2.8M
+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 Windsor submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Windsor 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
$2,905,000
ML approach
$3,120,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$2,415,000
Current use
RESTAURANT
$3,480,000
Change: +44% · Conversion: Easy
OFFICE BUILDING
$3,070,000
Change: +27% · Conversion: Easy
COMMERCIAL (GENERAL)
$2,775,000
Change: +15% · Conversion: Easy
MEDICAL BUILDING
$2,645,000
Change: +9% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$2,330,000
Change: -4% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,275,000
Change: -6% · Conversion: Difficult
Blend value · Realmo final
$2.69M
Range $2.42M – $2.95M · ±10% · vs last sale $2.35M (Jul 8 2021)
Last sale anchor
$2.35M
Jul 8 2021
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
$373 / 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
$29,760
Tax year 2024
Assessed value
$2,493,838
Assessed 2024
Previous assessed
$2,493,838
+0.0% YoY
Effective rate
1.19%
On assessed value
Assessed land
$689,785
Assessed improvement
$1,804,053
Applied tax rate
9.0000
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
Retail space
Use group
STORE, RETAIL OUTLET
Status
Off-Market
Year built
2002
Construction
TILT-UP CONCRETE
Heating
NONE
Total area
7,200 SF
Lot
1.01 ac (43,995 SF)
APN
163-280-015-000
UPID
US09-0087955
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
RETAIL STORES Current
Est. value
$2.4M
RESTAURANT
Est. value
$3.5M
OFFICE BUILDING
Est. value
$3.1M
COMMERCIAL (GENERAL)
Est. value
$2.8M
MEDICAL BUILDING
Est. value
$2.6M
INDUSTRIAL (GENERAL)
Est. value
$2.3M
AUTO REPAIR, GARAGE
Est. value
$2.3M
RETAIL STORES Current
RESTAURANT
OFFICE BUILDING
COMMERCIAL (GENERAL)
MEDICAL BUILDING
INDUSTRIAL (GENERAL)
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
2002
Construction
TILT-UP CONCRETE
Heating
NONE
Lot
1.01 ac
Current owner
From public records · entity-resolved
Eig Windsor LLC
Entity
Mailing address
1999 S BASCOM AVE STE #700, CAMPBELL, CA 95008-2205
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 8, 2021
—
Eig Windsor LLC
Eig Windsor LLC
Intrafamily Transfer
related
$750,000 · Standard Insurance Co
Jun 15, 2021
$2,350,000
Lou Barbaccia
Badger Assets LLC
Grant Deed
—
Feb 27, 2017
—
Badger Assets LLC
Pa Schaefer & Co INC
Quit Claim Deed
related
—
Apr 9, 2014
—
Badger Assets LLC
Cellular World INC
Quit Claim Deed
related
—
Jan 14, 2014
$5,000
Badger Assets LLC
Occhipintis INC
Quit Claim Deed
related
—
Feb 8, 2013
$1,363,000
Badger Assets LLC
Black Diamond Single Purpose L
Grant Deed
—
Dec 23, 2004
$2,790,000
Diamond Single Purpose Black
Southport Land & Commercial
Grant Deed
—
Oct 23, 2001
—
Veterinary Equities LLC
—
Trustees Deed
related
$915,000 · National Bank The Redwoods
—
—
Robert F Kennedy
—
Deed Of Trust
related
$425,000 · Sonoma National Bank
—
—
Robert F Kennedy
—
Deed Of Trust
related
$925,000 · Sonoma National Bank
—
—
Veterinary Equities LLC
—
Deed Of Trust
related
$925,000 · Sonoma National 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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