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    93 S 2Nd St Rio Vista, CA 94571

    Sponsored
    For Sale
    $4,595,000

    Five or More Units - RIO VISTA, CA

    Property size:
    19,908 SF
    Lot size:
    0.13 Acres
    Days on Market:
    77
    Last Refresh:
    Jan 26 at 9:06 am

    Property Features for 93 S 2Nd St

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Standard status
    Active
    Security features
    Fire Alarm
    Window features
    Double Pane Windows
    Zoning
    C2
    Rooms
    Bedroom 1, Bedroom 2, Bedroom 3, Bedroom 4, Bedroom 5, Kitchen
    Bedrooms
    5
    Parking
    16
    Interior features
    Elevator / Lift, Parking, Wheelchair Access, Ceiling Insulation, Double Pane Windows, Energy Star Appliances, Energy Star Lighting, Low Flow Shower, Low Flow Toilet, Thermostat Controller, Controlled / Secured Access, Fire Alarm, Fire System - Sprinkler, Security Building, Video / Audio System
    Exterior features
    Fire Escape, Bbq Area, Elevator
    Accessibility
    Accessible Approach with Ramp, Accessible Elevator Installed
    Appliances
    Range, Range - Built In, Range - Electric
    Size
    19,908 SF
    Lot size
    0.13 Acres

    Utilities

    Heating system
    Electric (Heating)

    Building Details

    Year built
    2023
    Flooring type
    Laminate, Tile
    Architectural style
    Other

    We can help!

    Listing Contact
    Jack Hirsch

    Realty World Hirsch & Associates (650) 365-1888

    Listing agent Jack Hirsch (650) 365-1888 License #01243560

    Listing date Nov 11, 2025

    MLS# ML82027278 Listing URL

    Copyright © 2026 MLS Listings, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Property Insight Report

    Overview

    Multifamily/Retail Complex in Rio Vista

    Located on the corner of S. 2nd Street and Montezuma, this low-rise, three-story complex features 15 units and a private parking lot. The listing includes three separate parcels totaling 12824 square feet. The building offers small residential units, with a unit mix of nine 1-bed units and three 2-bed units, featuring six open floor plans. Several apartments include a den and/or spacious patio or balcony, with views of the Sacramento River. Renovated in 2023, the apartments feature hardwood-style vinyl flooring, large closets, double-pane windows, quartz countertops, and stainless-steel appliances. Residents have access to a community patio/picnic area for family BBQs, a shared coin-operated laundry room with two washer/dryer combos, a large parking lot with one assigned space for each unit, a large ADA elevator, key-less secure entry, and security cameras throughout the building. The ground floor comprises three office/retail units, each with a private bathroom. The 0.1266-acre complex is within walking distance of shopping, groceries, restaurants, nightlife, a park, a playground, and river walks in Downtown Rio Vista. The property size is 19908 square feet and is zoned C2.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Green Door Document ... Divorce Service

    Suggested Use

    Realty agency Law Firm Restaurant Spa & Massage Dental Office Hair Salon Nail Salon Clothing Store Gym & Fitness Daycare Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Rio Vista
    County
    Solano
    State
    California
    Longitude
    -121.6921089
    Latitude
    38.155858

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    FAQs

    What type of property is this?
    Apartment building - Renovated 15-unit multifamily/retail complex near downtown Rio Vista.
    Where is this apartment building located?
    The property is located at 93 S 2Nd St Rio Vista, CA.
    What is the asking price?
    The asking price for this property is $4,595,000.
    What are key features of this property?
    This property features: - Completely renovated in 2023 with modern finishes including hardwood-style vinyl flooring, quartz countertops, and stainless-steel appliances.; - Prime location within walking distance of Downtown Rio Vista's shopping, grocery, restaurants, and nightlife, plus nearby park and river walks.; - Multifamily/retail complex with a mix of 1-bed and 2-bed units, including 6 open floor plans, appealing to individuals and small families.
    (650) 219-7299
    Request Owner's contact information
    93 S 2Nd St Rio Vista, CA 94571
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    Rio Vista, CA 94571
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    93 S 2Nd St Rio Vista, CA 94571
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    We can help!
    Listing Contact
    Jack Hirsch
    Real Estate License ID: 01243560
    (650) 219-7299
    Learn more
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