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Property profile & analytics
OFF-MARKET
Estimated value
$1,375,000
Retail space
8465 Old Redwood Hwy Windsor, CA 95492-8090
Entity Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-3687609
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1993
Construction
WOOD
Total area
5,352 SF
Lot
0.12 ac (5,442 SF)
APN
164-080-028-000
UPID
US09-3687609
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
-
Alliance Medical Center Medical Clinic
-
LabCorp Medical Laboratory Blood Testing Service
-
Randolph Colleen Dental Office
-
Township Animal Hospital Veterinary Clinic
-
Auto Saver Plus Insurance Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.47M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.77M
Blend (final)
Blend
$1.38M
Owner & transaction history
Beau Investment Properties LLC · 6 yrs held
Beau Investment Properties LLC
since 2020
Last sale
$1.3M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$2.3M
+27.1%
Commercial (general)
$2.1M
+14.9%
Medical building
$2.0M
+9.5%
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
$1,555,000
ML approach
$1,465,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$1,795,000
Current use
OFFICE BUILDING
$2,285,000
Change: +27% · Conversion: Easy
COMMERCIAL (GENERAL)
$2,065,000
Change: +15% · Conversion: Easy
MEDICAL BUILDING
$1,965,000
Change: +9% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$1,730,000
Change: -4% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,690,000
Change: -6% · Conversion: Difficult
Blend value · Realmo final
$1.38M
Range $1.24M – $1.51M · ±10% · vs last sale $1.30M (Apr 8 2020)
Last sale anchor
$1.30M
Apr 8 2020
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
$257 / 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
$16,932
Tax year 2024
Assessed value
$1,393,860
Assessed 2024
Previous assessed
$1,393,860
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$348,464
Assessed improvement
$1,045,396
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
1993
Construction
WOOD
Heating
NONE
Total area
5,352 SF
Lot
0.12 ac (5,442 SF)
APN
164-080-028-000
UPID
US09-3687609
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
$1.8M
OFFICE BUILDING
Est. value
$2.3M
COMMERCIAL (GENERAL)
Est. value
$2.1M
MEDICAL BUILDING
Est. value
$2.0M
INDUSTRIAL (GENERAL)
Est. value
$1.7M
AUTO REPAIR, GARAGE
Est. value
$1.7M
RETAIL STORES Current
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
1993
Construction
WOOD
Heating
NONE
Lot
0.12 ac
Current owner
From public records · entity-resolved
Beau Investment Properties LLC
Entity
Mailing address
2430 JENES LN, SANTA ROSA, CA 95403-1817
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 8, 2020
$1,300,000
Beau Investment Properties LLC
Mark J Santino
Grant Deed
$650,000 · Wells Fargo Bank NA
Jan 22, 2008
—
Mark J Santino
Santino Patricia B Trust
Quit Claim Deed
related
—
May 11, 2007
—
Mark J Santino
Santino,patricia M
Affidavit Of Death
related
—
Dec 21, 2005
$1,290,000
Santino Patricia B Trust
R & R Partners
Grant Deed
$400,000 · D'argenzio D & M Family Trust
Jan 13, 2004
—
R Partners
Hotel St Paul
Grant Deed
related
—
Nov 8, 2000
—
Teulier Trust
Domergue Trust
Quit Claim Deed
related
—
Oct 2, 1998
—
Robert B Guibert
Guibert,eileen J
Quit Claim Deed
related
—
Oct 2, 1998
$820,000
Teulier Trust
Reed,thomas W & Mary D
Trustees Deed
—
Sep 30, 1998
—
Robert B Guibert
Guibert,eileen J
Quit Claim Deed
related
—
—
—
Mark J Santino
—
Loan Modification
related
$65,000 · American River Bank
—
—
Santino,patricia B Trust
—
Deed Of Trust
related
$80,000 · North Coast Bank
—
—
R Partners
—
Deed Of Trust
related
$111,000 · Bank Of The West
—
—
Domergue Trust
—
Deed Of Trust
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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