New search
Property profile & analytics
OFF-MARKET
Estimated value
$1,260,000
Retail space
8465 Old Redwood Hwy Ste 201 Windsor, CA 95492-8073
Individually Owned
26-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1190033
Property profile
Verified
Property type
Retail space
Use group
STORE, RETAIL OUTLET
Year built
1995
Construction
WOOD
Total area
6,048 SF
Lot
0.17 ac (7,405 SF)
Zoning code
C2PD
APN
164-080-023-000
UPID
US09-1190033
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
$850k
Comparable Approach
Comparable
$1.55M
Blend (final)
Blend
$1.26M
Owner & transaction history
Grandi,mitchell M & Cathlynn F · 26 yrs held
Grandi,mitchell M & Cathlynn F
since 2000
5 recorded transactions
Zoning & alternative use
C2PD · Windsor, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$920,000
6.5%
$850,000
7%
$790,000
Alternative Use
Use
Estimation
RETAIL STORES
$2,030,000
Current use
INDUSTRIAL (GENERAL)
$1,960,000
Change: -4% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,910,000
Change: -6% · Conversion: Difficult
Blend value · Realmo final
$1.26M
Range $1.13M – $1.39M · ±10%
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
$208 / 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
$21,315
Tax year 2024
Assessed value
$1,732,911
Assessed 2024
Previous assessed
$1,732,911
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$301,367
Assessed improvement
$1,431,544
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
1995
Construction
WOOD
Heating
NONE
Total area
6,048 SF
Lot
0.17 ac (7,405 SF)
Zoning code
C2PD
APN
164-080-023-000
UPID
US09-1190033
Jurisdiction
SONOMA
Zoning & alternative use
C2PD · Windsor, CA
Zoning C2PD · permitted uses
C2PD · Windsor, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Windsor. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$2.0M
INDUSTRIAL (GENERAL)
Est. value
$2.0M
AUTO REPAIR, GARAGE
Est. value
$1.9M
RETAIL STORES Current
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
1995
Construction
WOOD
Heating
NONE
Lot
0.17 ac
Current owner
From public records · entity-resolved
Grandi,mitchell M & Cathlynn F
Individual
Mailing address
425 BUENA TIERRA CT, WINDSOR, CA 95492-8315
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2000
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 30, 2000
$1,150,000
Grandi,mitchell M & Cathlynn F
North Coast Windsor Partnershp
Trustees Deed
—
—
—
Mitchell M Grandi
—
Deed Of Trust
related
$54,535 · Bechetti Trust
—
—
Mitchell M Grandi
—
Deed Of Trust
related
$862,500 · Westamerica Bank
—
—
Mitchell M Grandi
—
Deed Of Trust
related
$30,000 · Hans-peter Tiemann
—
—
Mitchell M Grandi
—
Deed Of Trust
related
$848,000 · Summit State 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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 8465 Old Redwood Hwy Ste, Unit 201?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
