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Property profile & analytics
OFF-MARKET
Commercial real estate
8633 Winters Rd Winters, CA 95694-9672
Entity Owned
17-yr Hold
~
Est. High Equity
Property ID
US09-1973266
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Lot
53.44 ac (2,327,846 SF)
Zoning code
A20
APN
0104-040-020
UPID
US09-1973266
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
-
Hines Growers Garden Center Landscaping
-
Everde Growers - Winters Farm Garden Center Landscaping
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Winters Forest Grove LLC · 17 yrs held
Winters Forest Grove LLC
since 2009
7 recorded transactions
Zoning & alternative use
A20 · Winters, 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 Winters submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Winters 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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 2023Property tax & assessments
Tax year 2023
Tax billed
$69,474
Tax year 2023
Assessed value
$5,830,892
Assessed 2023
Previous assessed
$5,830,892
+0.0% YoY
Effective rate
1.19%
On assessed value
Assessed land
$2,270,714
Assessed improvement
$3,560,178
Applied tax rate
63.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Heating
NONE
Lot
53.44 ac (2,327,846 SF)
Zoning code
A20
APN
0104-040-020
UPID
US09-1973266
Jurisdiction
SOLANO
Zoning & alternative use
A20 · Winters, CA
Zoning A20 · permitted uses
A20 · Winters, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Winters. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Heating
NONE
Lot
53.44 ac
Current owner
From public records · entity-resolved
Winters Forest Grove LLC
Entity
Mailing address
12621 JEFFREY RD, IRVINE, CA 92620
Ownership since
2009
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
Jun 13, 2013
—
Hines Growers INC
—
Deed Of Trust
related
$106,000,000 · Wells Fargo Bank
Jan 27, 2009
$609,000
Winters Forest Grove LLC
Hines Nurseries INC
Quit Claim Deed
related
$2,500,000 · Black Diamond Commercial Finance LLC
Jan 27, 2009
—
Hines Nurseries LLC
—
Deed Of Trust
related
$77,999,900 · Bank Of America
Jan 19, 2007
—
Hines Nurseries INC
—
Deed Of Trust
related
$100,000,000 · Bank Of America
Oct 24, 1995
—
Hines Horticulture INC
—
Deed Of Trust
related
$75,000,000 · Bt Commercial Corp Trustee
Jul 12, 1994
—
Hines Nurseries INC
Shen,i K
Grant Deed
related
—
Aug 4, 1993
$536,000
Hines Nurseries INC
John D Ban Blitt
Grant Deed
$238,000 · Individual
Dec 1, 1992
—
John D Vanblitter
Vanblitter,tsui
Quit Claim Deed
related
$363,000 · Individual
Jan 17, 1991
$260,000
Lee S Chen
Woo,hiram J
Grant Deed
—
Jun 18, 1990
$150,000
Leu Tsao
Shen,i K
Grant Deed
—
—
—
Hines Nurseries LLC
—
Deed Of Trust
related
$4,500,000 · Black Diamond Com'l Finance
—
—
Hines Nurseries LLC
—
Deed Of Trust
related
$10,000,000 · Black Diamond Com'l Finance
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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