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Property profile & analytics
OFF-MARKET
Estimated value
$720,000
Office buildings
8989 Graton Rd Graton, CA 95444-9362
Individually Owned
4-yr Hold
Free & Clear
Property ID
US09-0208875
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1982
Construction
WOOD
Total area
1,385 SF
Lot
0.15 ac (6,500 SF)
Zoning code
LC
APN
130-162-007-000
UPID
US09-0208875
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
-
Sonoma West Real Estate Inc. Real Estate Agency
-
Consortiums Collective (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$875k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$688k
Blend (final)
Blend
$720k
Owner & transaction history
Martin A Gavriloff · 4 yrs held
Martin A Gavriloff
since 2021
Last sale
$717,000
7 recorded transactions
Zoning & alternative use
LC · Graton, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$535,000
+17.1%
Medical building
$510,000
+11.7%
Retail stores
$465,000
+2.0%
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 Graton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Graton 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
$885,000
ML approach
$875,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$455,000
Current use
COMMERCIAL (GENERAL)
$535,000
Change: +17% · Conversion: Easy
MEDICAL BUILDING
$510,000
Change: +12% · Conversion: Easy
RETAIL STORES
$465,000
Change: +2% · Conversion: Moderate
AUTO REPAIR, GARAGE
$440,000
Change: -4% · Conversion: Difficult
Blend value · Realmo final
$720k
Range $648k – $792k · ±10% · vs last sale $717k (Nov 23 2021)
Last sale anchor
$717k
Nov 23 2021
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
$520 / 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
$9,782
Tax year 2024
Assessed value
$745,576
Assessed 2024
Previous assessed
$745,576
+0.0% YoY
Effective rate
1.31%
On assessed value
Assessed land
$260,100
Assessed improvement
$485,476
Applied tax rate
130.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Status
Off-Market
Year built
1982
Construction
WOOD
Heating
CENTRAL
Cooling
YES
Stories
1
Units
2
Total area
1,385 SF
Lot
0.15 ac (6,500 SF)
Zoning code
LC
APN
130-162-007-000
UPID
US09-0208875
Jurisdiction
SONOMA
Zoning & alternative use
LC · Graton, CAZoning LC · permitted uses
LC · Graton, CA
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
$455,000
COMMERCIAL (GENERAL)
Est. value
$535,000
MEDICAL BUILDING
Est. value
$510,000
RETAIL STORES
Est. value
$465,000
AUTO REPAIR, GARAGE
Est. value
$440,000
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
MEDICAL BUILDING
RETAIL STORES
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
1982
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
1
Units
2
Lot
0.15 ac
Current owner
From public records · entity-resolved
Martin A Gavriloff
Individual
Free & Clear · 4 yrs held
Mailing address
PO BOX 461, GRATON, CA 95444-0461
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
16 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 23, 2021
$717,000
Martin A Gavriloff
Chris G Getchell
Grant Deed
—
Mar 4, 2014
—
Chris G Getchell
Getchell,chris G
Quit Claim Deed
related
—
Jan 24, 2014
—
Mark K Hedley
Hedley,mark K
Quit Claim Deed
related
—
Dec 24, 2013
—
Mark K Hedley
Hedley,huming
Quit Claim Deed
related
$377,000 · Wells Fargo Bank NA
May 12, 2011
$50,000
Chris G Getchell
Strawbridge,roger C & Wendy L
Grant Deed
—
Feb 22, 2006
$475,000
Chris G Getchell
Eighty-nine-eighty-nine Graton
Grant Deed
$332,500 · Sonoma National Bank
Mar 20, 2001
$371,000
Eighty-nine Eighty-nine Graton
Thiessen,orrin & Terri
Grant Deed
$281,300 · Community National Bank
Jun 17, 1994
$150,000
Orrin Thiessen
Goodrich & Penni
Grant Deed
$115,000 · Anderson Trust
Nov 20, 1991
—
Goodrich
Sorg,trust
Grant Deed
$114,975 · Individual
Oct 22, 1991
$116,857
Anderson,trust
Espinoza,rubin
Trustees Deed
related
—
Nov 16, 1989
—
Ruben Espinoza
Espinoza,celia
Quit Claim Deed
related
$75,000 · Reyes Frank C
—
—
Chris Getchell
—
Deed Of Trust
related
$50,000 · Sutton Elizabeth R Trust
—
—
Goodrich & Pennington INC
—
Deed Of Trust
related
$60,000 · Mandoli Trust
—
—
Ruben Espinoza
—
Deed Of Trust
related
$105,000 · Goodrich & Pennington INC
—
—
Ruben Espinoza
—
Deed Of Trust
related
$80,000 · Sonoma Mtg & Inv
—
—
Orrin Thiessen
—
Deed Of Trust
related
$125,000 · 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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