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Property profile & analytics
OFF-MARKET
Estimated value
$22,820,000
Retail properties & Spaces
950 Coddingtown Ctr Santa Rosa, CA 95401-3512
Entity Owned
8-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-5120615
Property profile
Verified
Property type
Retail properties & Spaces
Use group
DEPARTMENT STORE
Year built
2014
Construction
TILT-UP CONCRETE
Total area
146,611 SF
Lot
9.44 ac (411,206 SF)
APN
012-490-049-000
UPID
US09-5120615
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
-
CVS Pharmacy
-
Target Optical Physician
-
Target Mobile Mobile Phone Store Electronics & Wireless Store
-
Target Grocery Grocery & Convenience Store Food Market
-
CVS Pharmacy Pharmacy
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$24.57M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$22.82M
Owner & transaction history
Coddingtown LLC · 8 yrs held
Coddingtown LLC
since 2018
4 recorded transactions
Zoning & alternative use
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 Santa Rosa submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Santa Rosa 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%
$26,610,000
6.5%
$24,565,000
7%
$22,810,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$35,055,000
Change: -14% · Conversion: Easy
COMMERCIAL (GENERAL)
$33,350,000
Change: -18% · Conversion: Easy
INDUSTRIAL (GENERAL)
$32,800,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$22.82M
Range $20.54M – $25.10M · ±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
$156 / 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
$354,951
Tax year 2024
Assessed value
$30,592,789
Assessed 2024
Previous assessed
$30,592,789
+0.0% YoY
Effective rate
1.16%
On assessed value
Assessed land
$9,854,977
Assessed improvement
$20,737,812
Applied tax rate
4.0000
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 properties & Spaces
Use group
DEPARTMENT STORE
Status
Off-Market
Year built
2014
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
146,611 SF
Lot
9.44 ac (411,206 SF)
APN
012-490-049-000
UPID
US09-5120615
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
Est. value
$35.1M
COMMERCIAL (GENERAL)
Est. value
$33.4M
INDUSTRIAL (GENERAL)
Est. value
$32.8M
OFFICE BUILDING
COMMERCIAL (GENERAL)
INDUSTRIAL (GENERAL)
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
2014
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
9.44 ac
Current owner
From public records · entity-resolved
Coddingtown LLC
Entity
Free & Clear · 8 yrs held
Mailing address
3510 UNOCAL PL STE #300, SANTA ROSA, CA 95403-0919
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
Sep 30, 2022
—
Coddingtown LLC
—
Deed
related
$51,000,000 · Poppy Bank
Jan 4, 2018
—
Coddingtown LLC
Simon Coddingtown LLC
Correction Deed
related
—
Dec 22, 2017
—
Coddingtown LLC
Coddingtown LLC
Quit Claim Deed
related
$51,000 · Heitman Credit Acquisition V L
Dec 22, 2017
$31,500,000
Coddingtown LLC
Simon Coddingtown LLC
Grant Deed
related
$51,000 · Heitman Credit Acquisition V L
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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