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Property profile & analytics
OFF-MARKET
Estimated value
$1,405,000
Retail space
8465 Old Redwood Hwy Ste 300 Windsor, CA 95492-9244
Individually Owned
16-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-3078205
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1999
Construction
WOOD
Total area
7,080 SF
Lot
0.19 ac (8,276 SF)
APN
164-080-024-000
UPID
US10-3078205
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
$995k
Comparable Approach
Comparable
$1.75M
Blend (final)
Blend
$1.41M
Owner & transaction history
Christopher Dion O'sullivan · 16 yrs held
Christopher Dion O'sullivan
since 2010
7 recorded transactions
Zoning & alternative use
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%
$1,075,000
6.5%
$995,000
7%
$925,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$2,290,000
Change: -4% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,240,000
Change: -6% · Conversion: Difficult
Blend value · Realmo final
$1.41M
Range $1.26M – $1.55M · ±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
$198 / 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
$23,340
Tax year 2024
Assessed value
$1,950,000
Assessed 2024
Previous assessed
$1,950,000
+0.0% YoY
Effective rate
1.20%
On assessed value
Assessed land
$500,000
Assessed improvement
$1,450,000
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
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1999
Construction
WOOD
Heating
FLOOR/WALL FURNACE
Cooling
YES
Total area
7,080 SF
Lot
0.19 ac (8,276 SF)
APN
164-080-024-000
UPID
US10-3078205
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
INDUSTRIAL (GENERAL)
Est. value
$2.3M
AUTO REPAIR, GARAGE
Est. value
$2.2M
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
1999
Construction
WOOD
Heating
FLOOR/WALL FURNACE
Cooling
Yes
Lot
0.19 ac
Current owner
From public records · entity-resolved
Christopher Dion O'sullivan
Individual
Mailing address
1623 TER WAY, SANTA ROSA, CA 95404-3066
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2010
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
Jan 21, 2010
—
Christopher Dion O'sullivan
Maeve O'sullivan
Intrafamily Transfer
related
$610,000 · Us Bank NA
Oct 26, 1999
$1,165,000
Christopher D O'sullivan
Schultze,richard K
Grant Deed
related
—
Aug 4, 1999
—
Richard K Schultze
—
Grant Deed
related
$975,000 · Sonoma National Bank
Apr 23, 1999
$420,000
Schultze,richard K
Windsor Palms Plaza II
Trustees Deed
$150,000 · Individual
Apr 23, 1999
—
Schultze,richard K
Kor,kerri
Trustees Deed
related
—
—
—
Richard K Schultze
—
Deed Of Trust
related
$155,654 · Individual
—
—
Christopher D O'sullivan
—
Deed Of Trust
related
$705,000 · Bank Of Petaluma
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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