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Property profile & analytics
OFF-MARKET
Estimated value
$10,475,000
Manufacturing properties
9 Willowbrook Ct Petaluma, CA 94954-6507
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US09-2084728
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1989
Construction
TILT-UP CONCRETE
Total area
44,244 SF
Lot
3.44 ac (149,846 SF)
APN
047-360-018-000
UPID
US09-2084728
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$10.66M
CAP Approach
CAP
$10.04M
Comparable Approach
Comparable
$8.17M
Blend (final)
Blend
$10.48M
Owner & transaction history
Security People INC · 4 yrs held
Security People INC
since 2022
Last sale
$10.6M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$17.1M
+22.7%
Medical building
$16.3M
+17.0%
Auto repair, garage
$14.0M
+0.6%
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 Petaluma submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Petaluma 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
$12,800,000
ML approach
$10,660,000
CAP Approach
CAP Return
Estimation
6%
$10,875,000
6.5%
$10,040,000
7%
$9,320,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$13,895,000
Current use
COMMERCIAL (GENERAL)
$17,055,000
Change: +23% · Conversion: Difficult
MEDICAL BUILDING
$16,255,000
Change: +17% · Conversion: Difficult
AUTO REPAIR, GARAGE
$13,985,000
Change: +1% · Conversion: Easy
RETAIL STORES
$12,405,000
Change: -11% · Conversion: Moderate
Blend value · Realmo final
$10.48M
Range $9.43M – $11.52M · ±10% · vs last sale $10.60M (Apr 5 2022)
Last sale anchor
$10.60M
Apr 5 2022
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
$237 / 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
$118,362
Tax year 2024
Assessed value
$11,028,240
Assessed 2024
Previous assessed
$11,028,240
+0.0% YoY
Effective rate
1.07%
On assessed value
Assessed land
$2,705,040
Assessed improvement
$8,323,200
Applied tax rate
3.0000
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1989
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
44,244 SF
Lot
3.44 ac (149,846 SF)
APN
047-360-018-000
UPID
US09-2084728
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
INDUSTRIAL (GENERAL) Current
Est. value
$13.9M
COMMERCIAL (GENERAL)
Est. value
$17.1M
MEDICAL BUILDING
Est. value
$16.3M
AUTO REPAIR, GARAGE
Est. value
$14.0M
RETAIL STORES
Est. value
$12.4M
INDUSTRIAL (GENERAL) Current
COMMERCIAL (GENERAL)
MEDICAL BUILDING
AUTO REPAIR, GARAGE
RETAIL STORES
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
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
3.44 ac
Current owner
From public records · entity-resolved
Security People INC
Entity
Mailing address
9 WILLOWBROOK CT, PETALUMA, CA 94954-6507
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 5, 2022
$10,600,000
Security People INC
Nsa Investments LLC
Grant Deed
$8,400,000 · City National Bank
Dec 31, 2009
—
Nsa Investments LLC
Mkd Willowbrook Partners LP
Grant Deed
$1,985,000 · Wells Fargo Bank NA
Apr 3, 2006
—
Mkd Willowbrook Partners
Baytree Apartments Ltd
Grant Deed
$9,500,000 · Prudential Insurance Co
Jan 14, 2000
—
Baytree Apartments Ltd
G&w/copley Redwood Business Pa
Grant Deed
$8,420,000 · First Colony Life Insurance Co
Jan 22, 1997
—
G Pa
—
Deed Of Trust
related
$20,000,000 · Nationwide Life Insurance Co
Sep 29, 1995
—
Petaluma City
G&w/redwood Associates Joint
Grant Deed
related
—
—
—
Nsa Investments LLC
—
Deed Of Trust
related
$2,400,000 · City National Bank
—
—
G Business
—
Deed Of Trust
related
$11,775 · Copley Investors LP
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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