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Property profile & analytics
OFF-MARKET
Estimated value
$3,780,000
Office buildings
8733 Lakewood Dr Windsor, CA 95492-8675
Entity Owned
22-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2372898
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1989
Total area
11,832 SF
Lot
0.99 ac (43,124 SF)
APN
161-100-054-000
UPID
US09-2372898
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
-
Philson Builders General Contractor
-
A Plus Locksmith Locksmith
-
Stationary Power Systems - Corporate Production Facility
-
Western Groundwater Surveyors, Inc Surveyor Land Surveyor
-
Vinecrest Tax Group Tax Preparation
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.74M
Comparable Approach
Comparable
$4.43M
Blend (final)
Blend
$3.78M
Owner & transaction history
R Partners · 22 yrs held
R Partners
since 2004
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$5.7M
+13.3%
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%
$2,970,000
6.5%
$2,740,000
7%
$2,545,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$5,045,000
Current use
RESTAURANT
$5,720,000
Change: +13% · Conversion: Moderate
COMMERCIAL (GENERAL)
$4,560,000
Change: -10% · Conversion: Easy
MEDICAL BUILDING
$4,345,000
Change: -14% · Conversion: Easy
Blend value · Realmo final
$3.78M
Range $3.40M – $4.16M · ±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
$319 / 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
$31,838
Tax year 2024
Assessed value
$2,570,572
Assessed 2024
Previous assessed
$2,570,572
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$517,062
Assessed improvement
$2,053,510
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
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
Off-Market
Year built
1989
Heating
CENTRAL
Cooling
YES
Stories
2
Total area
11,832 SF
Lot
0.99 ac (43,124 SF)
APN
161-100-054-000
UPID
US09-2372898
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
OFFICE BUILDING Current
Est. value
$5.0M
RESTAURANT
Est. value
$5.7M
COMMERCIAL (GENERAL)
Est. value
$4.6M
MEDICAL BUILDING
Est. value
$4.3M
OFFICE BUILDING Current
RESTAURANT
COMMERCIAL (GENERAL)
MEDICAL BUILDING
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
1989
Heating
CENTRAL
Cooling
Yes
Stories
2
Lot
0.99 ac
Current owner
From public records · entity-resolved
R Partners
Entity
Mailing address
3521 SCOTT ST, SAN FRANCISCO, CA 94123-1506
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2004
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 29, 2017
—
R & R Partners
—
Deed
related
$225,000 · Bank Of West
Dec 15, 2017
—
R & R Partners
—
Deed
related
$400,000 · Bank Of West
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
—
Sep 30, 1998
$1,700,000
Domergue Trust
Coastal Care Centers INC
Grant Deed
—
Apr 18, 1996
$1,500,000
Coastal Care Centers INC
Trowbridge,phillip A & Joyce A
Grant Deed
$1,050,000 · Luther Burbank Savings & Loan
—
—
R Partners
—
Deed Of Trust
related
$185,000 · Bank Of The West
—
—
R & R Partners
—
Deed Of Trust
related
$225,000 · Bank Of West
—
—
R & R Partners
—
Deed Of Trust
related
$400,000 · Bank Of West
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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