Annadel Estate Winery Turn-Key Winery & Event Venue in Sonoma Country

MARKSTEVENS EstateVineyard.com Annadel Estate Winery

Proposed Offering uPdAted April 2020 The Annadel Estate Winery is a unique and historic 33± acre property that includes:

- A highly acclaimed and popular event venue set amidst old winery ruins and mature oaks - A winery currently permitted to produce 5,000 cases annually and 10 events per year - An Entitlement for an increase in winery production to a 60,000-case winery permit and an additional 20 events per year - 10.5± acres of established vineyards - Four well-maintained residences that can also serve as vacation rentals - A vintage barn, tasting room, and heirloom flower business

Offering price: $5,950,000

Location: 6687 Sonoma Highway, Santa Rosa, CA 95409 Assessor Parcel Number: 030-110-059

Mark Stevens, Broker-Associate for The Agency, has been retained as the exclusive representative for all negotiations in procuring a sale for these assets.

Property Overview This 33± acre winery estate was established in the 1880s and includes approximately 10.5± planted acres of wine grape in the Area, approximately five acres of flowers, an updated farmhouse and vintage barn, three additional residences, and a newly added tasting room. Annadel Winery holds a 5,000-case permit entitlement and the ability to host 10 events per year on the estate and a newly ratified 60,000-case Case Entitlement with the Tasting Room open to the public and a designated left-hand turn-off lane from Highway 12.

Vested Buildout with 60K Case Entitlement 60K Case Entitlement and Public Tasting Room approved in October of 2019

Public Entitlements:

(1) 6 Winery-Related Events Per Year with 1-3 days per event

(2) A total of 30 Events Per Year broken down as follows: The first 10 events may have up to 200 people; the second 10 events may have up to 150 people; and the third 10 events may have up to 100 people with no restrictions on which days of the week.

While the information in this Memorandum has been obtained from sources believed to be reliable, it is not guaranteed to be accurate or complete. Prospective parties are advised to independently verify the accuracy and completeness of all information. 2 Location Map

Annadel Estate Winery is located in the winemaking epicenter of ’s Sonoma Valley. Conveniently located right off of Highway 12, it sits at the base of Hood Mountain Regional Park across the highway from Annadel State Park. Located just an hour north of and 20 minutes from Sonoma County Airport, Annadel Estate Winery is surrounded by quaint towns that attract tourists from all over the world including Kenwood, Glen Ellen and the town of Sonoma. It is a 45 minute drive to Bodega Bay.

3 Location Details

Annadel Winery is located in close proximity to Santa Rosa, Kenwood, Glen Ellen, and Sonoma right off of Highway 12, which is a major route for tourists in this part of Sonoma County as a link between Sonoma Valley and Napa Valley. This beautiful stretch of Sonoma Valley is home to many wineries, including St. Francis Winery, Kunde Family Winery and Benzinger Family Winery. These well-regarded wineries consistently draw a high number of visitors from around the world to the area. Oakmont Golf Club is conveniently located directly across the highway from the property. The Pacific Coast can be reached via Bodega Bay, a scenic 45-minute drive away.

Climate Locally known as the “Annadel Gap,” this area offers a unique micro-climate for the grapes that are grown here. Located in the far-western corner of Sonoma Valley, the AVA provides an ideal climate for growing Bordeaux-style fruit. Sonoma Mountain—to the west of Annadel Estate Winery—helps to shelter the estate from excessive cool and damp coastal influences. When the vineyards in Sonoma Valley do receive cooling air, it comes from either San Pablo Bay via the Los Carneros Region, or across the Santa Rosa plain from the coastal hills. Annadel Estate experiences temperatures about 10 degrees cooler than the town of Sonoma to the south, and the nights cool off into the 50’s, even during the summer months.

4 Sonoma Valley AVA

SANTA ROSA

Annadel Estate Winery Ledson Winery & Vineyards St. Francis Winery & Vineyards Sugarloaf Ridge La Rochelle State Park Landmark Vineyards N Pythian Rd Chateau St. Jean

Adobe Canyon Rd B. Wise Vineyards Annadel State Park En Garde Winery Pythian Rd Frey Rd Goff Rd Fathia Vineyards MacLeod Family Vineyard BENNETT VALLEY Hoff Rd VJB Vineyards & Cellars Lawndale Rd • OPEN TO THE PUBLIC LOS CARNEROS Muscardini Cellars BY APPOINTMENT ONLY St. Anne’s Crossing Winery • MOON MOUNTAIN DISTRICT LEGEND NOT OPEN TO THE PUBLIC Kenwood Vineyards • SONOMA MOUNTAIN Paradise Ridge Winery Kunde Family Estate Spann Vineyards Shaw Ave. SONOMA VALLEY Deerfield Ranch Winery Ty Caton Vineyards Tyge William Cellars

Mayo Reserve Room W ndale aw Rd A Loxton Cellars Sonoma View Vineyard L R Bennett Valley Rd GlenLyon Vineyards M Deering Wine & Vineyard

S P Nun’s Canyon Rd Cavedale Rd Matanzas Creek Winery KENWOODR

I N

Bennet G Beltane Ranch

J S Margie Ln. n a

i m

a R Gordenker

BENNETegnarG T dR t i D n s o V Korbin Kameron u Coursey Graves n alley Rd Maple Glen Rd. o RD VALLEY Kaiser Ranch Rd Lasseter M Bennet Valley Rd Wellington Cellars

Nelligan Rd Nelligan a Vintage Ln Dunbar Rd

m Family Winery Stone Edge Farm Estate

o Enterprise Rd

n TRINITY

o S Vineyards and Winery Henry David Sonoma Valley Mayo Family Winery Vineyards Westerhold Regional Park Mountain Terraces Winery & Vineyard unt a Mo ain Family Vineyards S m o no Rd . SONOMA MOUNTAIN O’donnell Ln Talisman Wines Cavedale Rd on Laurel Glen Vineyard nd Ra Benziger Family Winery Lo nch R d Chauvet Rd Carquinez Ave Imagery Estate Winery Kivelstadt Cellars Arrowood Vineyards & Winery GLEN ELLEN Eric Ross Winery B.R. Cohn Winery and Olive Oil Company Belden Barns Little Vineyards Family Winery Valley of the Moon Winery Petroni Vineyards dal e Rd at Madrone Estate Capastaic Rd e Jack London v RD a Repris Wines State Historic Park NE C Moon Mountain Rd DRO Hamel Family Wines MA Amapola Creek Vineyards & Winery London Way SONOMA Kamen Estate Wines B. Wise Vineyards

VALLEY Winery Sixteen 600 d MOOR N

CALIENTE e k Maxwell Ranch c Paint Horse Winery MOUNi TAIN AGUA r Norrborn Rd h ARNOLD Regional Park e G El Rancho Feliz Rd DISTRICT

VD Hanzell Vineyards BL DR BOYES Lomita Ave Bartholomew Park Winery

Idell Family Vineyards AVE Ravenswood Winery Orange Ave VERANO W

5th St W

R regirraC 3rd St W 1st St W Castle Rd

1st St E d VE Dane Cellars A W. NAPA Lovall ValleyOld Rd Winery Rd Grove St ST. Gehricke TALUMA E Napa St Solano Ave PE E Napa St reek R ler C d Landa Vineyards Fow Ordaz Family Wines

Sebastiani 5th St E 7th St E Canihan Family Wines 8th St E Vineyards & Winery E MacArthur St Gundlach Bundschu Winery Sparring Rd roni Rd Denmark St Leve Scribe Winery Napa Rd

ARNOLD

Peru Rd E St 8th DUNSTAN Wines Broadway Vineyards 5th St E Patz & Hall Winery NAPA

DR RD E Watmaugh Rd WATMAUGH W.

Schellville Rd Robledo Family Winery The RhôneBROAD Room RD Bonness Rd Located in the southern portion of Sonoma County, W GULCH AY STAGEDonnell Rd Ceja Vineyards Anaba Wines the Sonoma Valley Appellation obtained its status Roche Winery & Vineyards CARNEROS HWY Westach Way E Bonness Rd LOS Homewood AcaciaWinery Ave Millerick Rd dRCAR lamaRNEROS PETALUMA Dale Ave in 1981. This, despite being the first place to host d R ela d nru B Schug Carneros Estate Bonneau Rd Wagner Rd Gloria Ferrer Caves & Vineyards Larson Family Winery The Donum Estate a commercial winery, nearly a century before, in Meadowcroft Wines Meadowlark Ln Sonoma Valley Visitors Center at Cornerstone Sonoma 1857. The valley is known for the unique terroir HIGHWAYMAN Ramal Rd Jacuzzi Family Vineyards Viansa Winery produced by the geology and climate. Bordered by Cline Cellars the Mayacama Mountains to the east and Sonoma Mountain to the west, the valley benefits from cooling influences that lead to slower ripening of fruit and prolonged hang time, which can increase natural Ram’s Gate Winery balance in the world-renowned wines produced here. SACRAMENTO

SAN FRANCISCO

5 Property Features

Buildings Vineyards and Lands - Main Residence: 3477± sq. ft., 4 bed/3 bath - Vineyards: 10.5± acres, including , - Guest House: 1,769± sq. ft., 3 bed/2 bath Cabernet Franc, , and - Cottage: 804± sq. ft., 1 bed/1 bath - Flower Farm: 5± acres of heirloom hydrangeas - Water Tower: 1500± sq. ft., 2 bed/1 bath and David Austin heirloom roses - Tasting Room: 720± sq. ft. - Barn: 2,540± sq. ft.

6 Property Features

7 Events Venue

Annadel Estate Winery is a well-known and popular choice for weddings, family reunions, and corporate events. With its beautiful vintage barn and historic winery ruins, Annadel typically sells out as an event venue by August of every year. for the following year The grounds offer an extensive open lawn, oak- covered meeting areas, original winery ruins, and vineyards that are perfect for weddings or other outdoor gatherings. The original winery ruins provide an intimate location for open air events and the barn has a large open floor plan that is ideal for indoor events (voted in the top seven “Wine Country” historic barns by 7X7 publication).

8 Events Venue

Currently Annadel Estate is allowed to host 10 events per year, with up to 225 guests. The owners are in the process of ratifying an additional 20 special events per year, which was granted under the 60,000-case vested Entitlement. These events would allow: 10 events with 100 people, 10 events with 200 people, and 10 events with 225 people.

9 Buildings | Main Residence

The main residence is a charming historical 1880’s farmhouse with four bedrooms and three bathrooms. This 3477± square foot, two story home boasts soaring ceilings, incredible details and beautiful floors throughout. The recently rebuilt wrap-around deck looks out over vineyards and flower beds to the beautiful valley floor and across to the mountains of Annadel State Park. Although the farmhouse is currently and lovingly used as a main residence, it can also be used for hospitality and possibly as a reserve tasting room.

10 Buildings | Guest House

The 1,769± square foot guest house is located directly behind the main residence. The two story building features one bedroom, one bathroom, and a kitchen downstairs, and two additional bedrooms and one bathroom upstairs. The upstairs has a separate entrance and has historically been used as offices for the estate. There is also a large patio off the large room downstairs.

11 Buildings | Cottage

The cottage is a lovely and bright 804± square foot space with one bedroom, one bathroom, with an open plan living room and full kitchen. The cottage is often used as a bridal preparation location. Additionally, it is approved for use as a vacation rental.

12 Buildings | Water Tower

Located at the back of the property, this 1,500± square foot converted water tower has been remodeled into a two bedroom, one bathroom residence with a full kitchen and outdoor living space. It is approved for use as a vacation rental.

13 Buildings | Barn

The large, 2,540± square foot barn on the property has been authentically preserved and showcases beautiful natural distressed wood. Positioned behind the ruins of the original Annadel Winery and fronted by a towering heritage oak tree, the barn offers an alternate indoor oasis on the stunning grounds. The barn can be used as a lovely backdrop for wedding photography and has been listed in the top seven barns in Wine Country by 7x7 magazine. Additionally, the barn has been remodeled, and can be used as an additional event venue on the property. A production area and crush pad for the 5,000 case permit are located at the rear of the barn.

14 Buildings | Tasting Room and Winery

Annadel has a custom crush area which allows wine production up to 2500 cases per year. The estate wine is used in Annadel’s Direct-to-Consumer brand program, which ships twice yearly. The brand is also used as part of its event package and is served at its weddings, reunions, retreats, and gatherings. The 720± sq. ft. tasting room and ADA bathrooms are adjacent to the historic barn. The open, light-filled interior is surrounded by a wraparound deck that looks out through the beautiful, mature oak trees on the property. The tasting room was built in 2018. Currently tasting is allowed by appointment only; however the 60,000 case vested Entitlement, once in place, will allow for public tours and tastings.

Go to AnnadelEstateWinery.com for more info

15 Vineyard Block Key

9± acres of the estate's vineyard was planted in 2000 with Bourdeaux-style varietals including Cabernet Franc, Cabernet Sauvignon, and Merlot. In addition, 1.5± acres of Pinot Noir were newly planted in 2018.

Annadel Estate Winery & Clone Rootstock # Vines Block 1 Cabernet Sauvignon 191 420A 296 Cabernet Sauvignon 337 420A 370 Cabernet Sauvignon 338 420A 370 Cabernet Sauvignon 341 420A 370 Block 2 Cabernet Sauvignon 191 101-14 370 Cabernet Sauvignon 337 101-14 370 Cabernet Sauvignon 338 101-14 296 Cabernet Sauvignon 341 101-14 296 Block 3 Merlot 181 420A 444 Merlot 343 420A 444 Merlot 347 420A 444 Block 4 Merlot 347 101-14 370 Merlot 181 101-14370 370 Merlot 343 101-14 387 Block 5 Cabernet Franc 327 Rip Glo 296 Block 6 Cabernet Sauvignon 191 Rip Glo 296 Cabernet Sauvignon 337 Rip Glo 370 Cabernet Sauvignon 338 Rip Glo 370 Cabernet Sauvignon 341 Rip Glo 296 Block 7 Merlot 347 101-14 444 Merlot 181 101-14 518 Merlot 343 101-14 370 Block 8 Merlot 181 3309 444 Merlot 343 3309 444 Block 8 Merlot 347 3309 378 Block 9 Merlot 343 Rip Glo 426 Merlot 347 Rip Glo 426 Merlot 181 Rip Glo 497 Block 10 Merlot 343 3309 426 Merlot 347 3309 355 Merlot 181 3309 497 Block 11 Merlot 181 101-14 1158 Block 12 Cabernet Franc 214 Rip Glo 923 Block 13 Pinot Noir 943/1103P 1815 Block 14 Cabernet Sauvignon — — Merlot — —

16 Vineyard Block Map

The vineyards at Annadel are planted in tradition Bordeaux varietals and supply the fruit needed for the Annadel brand, as well as generate approximately $90,000 in annual sales via on-going fruit contracts.

17 Flower Farm

The Annadel Flower Company has been in operation for the past 25 years. Planted with 5± acres of beautifully authentic David Austin heirloom roses and hydrangeas, the flowers are sold to wholesale flower marts in San Francisco and throughout California and used in its proprietary wedding events. This unique aspect of Annadel Estate offers alternate commercial income for the property and grosses an additional $200,000 per year (approximately), with solid expansion potential.

18 Utilities

Water The water supply for the estate is provided by a well on-site. The well produces approximately 300 gallons per minute. It is fitted with a 50 foot annular seal. The well is certified for public drinking use.

Waste Systems There are three septic system tanks and a pump system on the east side of the barn that go to the leach field that has been vested for both the five thousand and sixty thousand case permits, with upgrades.

Blackwater waste for the barn, tasting room, and ADA bathrooms use the wine waste system.

The main house and guest house are on their own separate septic system, and the cottage and tank house have their own individual septic systems.

19 Assessor’s Parcel Map

20 Aerial Property Map

21 Overview of Potential Site for 60K Case Permit

\\D118\o.(c:,,SMA��02-IJP1.dWg

NW33'W 1019.81' 

ANNADEL WINERY USE PERMIT APPLICATION 6687 Sonoma Hwy Kenwood, California 9 5 4 0 9 OVERALL SITE PLAN APN: 030-110-059

22 23 Mark Stevens DRE# 00971195 707.322.2000 [email protected]

EstateVineyard.com

While the information in this Memorandum has been obtained from sources believed to be reliable, it is not guaranteed to be accurate or complete. Prospective parties are advised to independently verify the accuracy and completeness of all information. 24