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    Stockton Land Builder Opportunity Title is generated by Realmo AI

    1612 Bella Vista Dr, Stockton, CA 95206

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    Claim this Listing
    For Sale
    $4,500,000

    LAND - Stockton, CA

    Lot size:
    0.09 Acres
    Added:
    Apr 17, 2026
    Days on Market:
    26
    Last Refresh:
    May 12 at 3:06 am

    Property Features for 1612 Bella Vista Dr

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    SFR
    Standard status
    Active
    APN
    163820150000
    Lot size
    0.09 Acres

    Utilities

    Water source
    Public

    We can help!

    Listing Contact
    Jeannette Reese

    Listing agent Jeannette Reese

    Listing office Compass 900 Main St #101, Beverly Hills, CA

    Listing date Apr 17, 2026

    MLS# 41131479 Listing URL

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

    HighLights

    • 36 finished residential lots offered as a single transaction, providing immediate project access.
    • Located in Bella Terra at River Breeze, a gated community in a commuter‑friendly area.
    • Unbeatable location directly off Highway 4 and Interstate 5, offering convenient access to the San Francisco Bay Area, Sacramento, and the San Joaquin Valley.
    • Fully planned and permitted subdivision through the City of Stockton.
    • Comprehensive due diligence completed and approved (environmental, soils, energy, flood zone).
    • Title 24 compliance is in process, ensuring forward progress.

    Overview

    An outstanding builder opportunity awaits within the gated community of Bella Terra at River Breeze. Thirty-six finished residential lots are being offered together as a single transaction, providing a qualified builder the advantage of stepping directly into a fully approved project. Developed in a six-pack configuration with a shared common driveway, this finished subdivision has been fully planned and permitted through the City of Stockton. Comprehensive due diligence has been completed and approved, including environmental reports, soils reports, energy compliance, and flood zone determinations. Title 24 is currently in process by the Seller, keeping this project on a forward-moving timeline. The location is advantageous for commuters, situated directly off Highway 4 and Interstate 5, providing residents with access to the San Francisco Bay Area, Sacramento, and the greater San Joaquin Valley. This community is an attractive destination for working professionals and families seeking affordability without sacrificing connectivity. Schools, grocery stores, dining, healthcare, and everyday essentials are just minutes away.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon Gym & Fitness Center

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

    Location Insight

    • Map
    • Local Demand
    City
    Stockton
    County
    San Joaquin
    State
    California
    Longitude
    -121.310213
    Latitude
    37.932828

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    FAQs

    What type of property is this?
    Residential land & home lot - 36 finished residential lots in Bella Terra at River Breeze.
    Where is this residential land & home lot located?
    The property is located at 1612 Bella Vista Dr Stockton, CA.
    What is the asking price?
    The asking price for this property is $4,500,000.
    What are key features of this property?
    This property features: 36 finished residential lots offered as a single transaction, providing immediate project access.; Located in Bella Terra at River Breeze, a gated community in a commuter‑friendly area.; Unbeatable location directly off Highway 4 and Interstate 5, offering convenient access to the San Francisco Bay Area, Sacramento, and the San Joaquin Valley.
    (925) 389-1389
    We can help!
    Listing Contact
    Jeannette Reese
    Learn More
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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.

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