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Property profile & analytics
OFF-MARKET
Estimated value
$14,115,000
Retail space
8800 Lakewood Dr Windsor, CA 95492-9016
Entity Owned
7-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1257915
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1981
Construction
TILT-UP CONCRETE
Total area
56,796 SF
Lot
7.59 ac (330,620 SF)
Zoning code
PC
APN
161-100-012-000
UPID
US09-1257915
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
-
Peter McClure, LMFT Psychotherapist Service Establishment
-
United States Postal Service Post Office Logistics Service
-
Arnold Management & Consulting Business Management Consultant
-
Independent Investigative Consultants Law Firm Security Service
-
Grooms Construction Construction Company General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$14.23M
Blend (final)
Blend
$14.12M
Owner & transaction history
Windsor Property Owner LLC · 7 yrs held
Windsor Property Owner LLC
since 2018
4 recorded transactions
Zoning & alternative use
PC · Windsor, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$21.9M
+14.9%
Medical building
$20.9M
+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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$19,060,000
Current use
COMMERCIAL (GENERAL)
$21,890,000
Change: +15% · Conversion: Easy
MEDICAL BUILDING
$20,865,000
Change: +9% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$18,385,000
Change: -4% · Conversion: Difficult
AUTO REPAIR, GARAGE
$17,950,000
Change: -6% · Conversion: Difficult
Blend value · Realmo final
$14.12M
Range $12.70M – $15.53M · ±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
$249 / 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
$189,165
Tax year 2024
Assessed value
$15,890,674
Assessed 2024
Previous assessed
$15,890,674
+0.0% YoY
Effective rate
1.19%
On assessed value
Assessed land
$4,571,439
Assessed improvement
$11,319,235
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
1981
Construction
TILT-UP CONCRETE
Heating
CENTRAL
Cooling
YES
Stories
1
Total area
56,796 SF
Lot
7.59 ac (330,620 SF)
Zoning code
PC
APN
161-100-012-000
UPID
US09-1257915
Jurisdiction
SONOMA
Zoning & alternative use
PC · Windsor, CA
Zoning PC · permitted uses
PC · 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
$19.1M
COMMERCIAL (GENERAL)
Est. value
$21.9M
MEDICAL BUILDING
Est. value
$20.9M
INDUSTRIAL (GENERAL)
Est. value
$18.4M
AUTO REPAIR, GARAGE
Est. value
$18.0M
RETAIL STORES Current
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
1981
Construction
TILT-UP CONCRETE
Heating
CENTRAL
Cooling
Yes
Stories
1
Lot
7.59 ac
Current owner
From public records · entity-resolved
Windsor Property Owner LLC
Entity
Mailing address
5743 CORSA AVE STE #215, WESTLAKE VILLAGE, CA 91362-6467
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 11, 2018
$18,000,000
Windsor Property Owner LLC
Pwrp-windsor LP
Grant Deed
related
$13,675,000 · Ubs Ag
Nov 20, 2006
—
Kimco Realty Corp
Pan Pacific Retail Props INC
Grant Deed
$13,800 · Merrill Lynch Mortgage Lending INC
Jun 23, 1997
—
Pan Pacific Retail Properties
Lakewood Center Associates
Grant Deed
related
—
Feb 3, 1993
—
Lakewood Connolly Assoc
Lakewood Connoll
Quit Claim Deed
related
$6,000,000 · Sacramento Savings 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.
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