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    Livermore Valley Development Opportunity Title is generated by Realmo AI

    221 Vineyard Ave, Livermore, CA 94550

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    For Sale
    $2,990,000

    Large acreage in Ruby Hill area, ideal for development.

    Type:Land or Vacant Lot
    Lot size:
    17.46 Acres
    Added:
    Dec 3, 2025
    Days on Market:
    184
    Last Refresh:
    Apr 5 at 9:29 pm

    Property Features for 221 Vineyard Ave

    General Information

    Standard status
    Active
    Lot size
    17.46 Acres
    Property subtype
    Land or Vacant Lot

    We can help!

    Listing Contact
    SIMONE WANG

    Listing agent SIMONE WANG

    Listing office GD COMMERCIAL

    Listing date Dec 3, 2025

    Source Corcoran

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of GD COMMERCIAL

    HighLights

    • Expansive ±17.46‑acre estate, winery, or vineyard development site in the prestigious Ruby Hill area.
    • Rare opportunity to shape one of Livermore Valley’s most coveted landscapes.
    • Delivered vacant and ready for a visionary project.
    • Ideally positioned near the South Livermore Wine Trail, Ruby Hill Golf Club, and downtown Livermore.
    • Direct access from E Vineyard Ave and quick connections to Hwy 84 and I‑580 for effortless Bay Area access.
    • Surrounded by rolling hills, luxury estates and nearby parks, trails, and scenic open space.

    Overview

    This expansive ±17.46-acre (±760,558 SF) site presents a rare opportunity to shape one of Livermore Valley’s most coveted landscapes. Located in the prestigious Ruby Hill area, the property is surrounded by rolling hills, luxury estates, and the region’s celebrated wine country heritage. Delivered vacant, the property is ready for an estate, winery, or vineyard development project. The site offers direct access from E Vineyard Ave and is situated just minutes from Livermore's attractions. Ideally positioned near the South Livermore Wine Trail, the location is a short drive to acclaimed wineries, the exclusive Ruby Hill Golf Club, and downtown Livermore’s dining, shopping, and cultural scene. Quick connections to Hwy 84 and I-580 facilitate Bay Area access, while nearby parks, trails, and scenic open space integrate the property within the valley’s outdoor lifestyle. This is one of the last remaining large-scale parcels of its kind in a prime location.
    Property Profile Location Intelligence

    Current Use by Public Records

    Vineyards

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Dental Office Big Box & Wholesale Store Hair Salon Nail Salon Kitchen & Bath Showroom Accounting Firm

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

    Location Insight

    • Map
    • Local Demand
    City
    Livermore
    County
    Alameda
    State
    California
    Longitude
    -121.802
    Latitude
    37.6508

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    FAQs

    What type of property is this?
    Agricultural land / Farmland - Large acreage in Ruby Hill area, ideal for development.
    Where is this agricultural land / farmland located?
    The property is located at 221 Vineyard Ave Livermore, CA.
    What is the asking price?
    The asking price for this property is $2,990,000.
    What are key features of this property?
    This property features: Expansive ±17.46‑acre estate, winery, or vineyard development site in the prestigious Ruby Hill area.; Rare opportunity to shape one of Livermore Valley’s most coveted landscapes.; Delivered vacant and ready for a visionary project.
    (408) 905-9900
    We can help!
    Listing Contact
    SIMONE WANG
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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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