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Property profile & analytics
OFF-MARKET
Estimated value
$1,770,000
Auto shops
827 Tehama St, Willows, CA 95988-2114
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US09-3845292
Property profile
Verified
Property type
Auto shops
Use group
AUTO REPAIR, GARAGE
Year built
1976
Total area
11,588 SF
Lot
0.38 ac (16,552 SF)
Zoning code
SC
APN
005-212-006-000
UPID
US09-3845292
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
$1.77M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.29M
Blend (final)
Blend
$1.77M
Owner & transaction history
Red Tractor Land Company LLC · 2 yrs held
Red Tractor Land Company LLC
since 2024
Last sale
$1.8M
7 recorded transactions
Zoning & alternative use
SC · Willows, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.6M
+22.3%
Office building
$1.6M
+21.3%
Restaurant
$1.4M
+5.9%
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 Willows submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Willows 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
$1,770,000
ML approach
$1,770,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$1,275,000
Current use
MEDICAL BUILDING
$1,560,000
Change: +22% · Conversion: Difficult
OFFICE BUILDING
$1,550,000
Change: +21% · Conversion: Difficult
RESTAURANT
$1,350,000
Change: +6% · Conversion: Difficult
Blend value · Realmo final
$1.77M
Range $1.59M – $1.95M · ±10% · vs last sale $1.77M (Jan 31 2024)
Last sale anchor
$1.77M
Jan 31 2024
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
$153 / 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
$6,689
Tax year 2024
Assessed value
$609,301
Assessed 2024
Previous assessed
$609,301
+0.0% YoY
Effective rate
1.10%
On assessed value
Assessed land
$58,026
Assessed improvement
$551,275
Applied tax rate
84.0000
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
Auto shops
Use group
AUTO REPAIR, GARAGE
Status
Off-Market
Year built
1976
Heating
NONE
Total area
11,588 SF
Lot
0.38 ac (16,552 SF)
Zoning code
SC
APN
005-212-006-000
UPID
US09-3845292
Jurisdiction
GLENN
Zoning & alternative use
SC · Willows, CA
Zoning SC · permitted uses
SC · Willows, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Willows. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
AUTO REPAIR, GARAGE Current
Est. value
$1.3M
MEDICAL BUILDING
Est. value
$1.6M
OFFICE BUILDING
Est. value
$1.6M
RESTAURANT
Est. value
$1.4M
AUTO REPAIR, GARAGE Current
MEDICAL BUILDING
OFFICE BUILDING
RESTAURANT
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
1976
Heating
NONE
Lot
0.38 ac
Current owner
From public records · entity-resolved
Red Tractor Land Company LLC
Entity
Mailing address
600 S STATE HWY 59, MERCED, CA 95341-6928
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 31, 2024
$1,770,000
Red Tractor Land Company LLC
Stephanie J Nutcher
Grant Deed
$7,090,000 · Nutcher Trust B Created The Amende
Apr 6, 2018
—
Nutcher Trust B
Nutcher Family Trust
Quit Claim Deed
related
—
Nov 13, 2017
—
Stephanie J Nutcher
Nutcher,arthur R
Affidavit Of Death
related
—
Jul 6, 2015
$1,770,000
Nutcher Family Trust
Bianchi Ag Services INC
Grant Deed
$1,150,500 · Wells Fargo Bank NA
Jul 19, 2010
$1,700,000
Bianchi Ag Services LLC
Gates Properties LLC
Trustees Deed
$1,530,000 · Gates Properties LLC
Jul 19, 2010
—
Gates Properties LLC
Roeth,michael E
Grant Deed
related
—
Dec 2, 2009
—
Gates Properties LLC
Owner Name Unavailable
Grant Deed
related
—
Mar 17, 2009
—
Gates Properties LLC
Roeth,victoria M
Grant Deed
—
Mar 12, 2009
—
Roeth,victoriae M
Gates,allen J & Bonnie J
Affidavit Of Death
related
—
Dec 2, 2008
—
Roeth,victoria M
Gates Allen J & B J Trust
Grant Deed
related
—
—
—
Bianchi Ag Services INC
—
Deed Of Trust
related
$350,000 · Nutcher Family Trust (pt)
Jan 1, 1969
—
—
—
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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