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Property profile & analytics
OFF-MARKET
Estimated value
$2,505,000
Retail space
1001 State Hwy 12, Rio Vista, CA 94571
Individually Owned
2-yr Hold
Free & Clear
Property ID
US09-5271771
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2015
Total area
9,095 SF
Lot
0.83 ac (36,329 SF)
APN
0049-131-100
UPID
US09-5271771
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.77M
CAP Approach
CAP
$1.74M
Comparable Approach
Comparable
$3.05M
Blend (final)
Blend
$2.51M
Owner & transaction history
Marie Honerlah Morgan · 2 yrs held
Marie Honerlah Morgan
since 2023
Last sale
$2.4M
2 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.4M
+70.9%
Neighborhood: shopping center
$2.6M
+30.7%
Medical building
$2.3M
+17.9%
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 Rio Vista submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Rio Vista 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
$2,790,000
ML approach
$2,765,000
CAP Approach
CAP Return
Estimation
6%
$1,880,000
6.5%
$1,735,000
7%
$1,610,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,960,000
Current use
RESTAURANT
$3,350,000
Change: +71% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$2,560,000
Change: +31% · Conversion: Moderate
MEDICAL BUILDING
$2,310,000
Change: +18% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,285,000
Change: +17% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,865,000
Change: -5% · Conversion: Easy
Blend value · Realmo final
$2.51M
Range $2.25M – $2.76M · ±10% · vs last sale $2.35M (Sep 18 2023)
Last sale anchor
$2.35M
Sep 18 2023
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
$275 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$29,425
Tax year 2023
Assessed value
$2,673,894
Assessed 2023
Previous assessed
$2,673,894
+0.0% YoY
Effective rate
1.10%
On assessed value
Assessed land
$568,912
Assessed improvement
$2,104,982
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
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 space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2015
Heating
NONE
Stories
1
Total area
9,095 SF
Lot
0.83 ac (36,329 SF)
APN
0049-131-100
UPID
US09-5271771
Jurisdiction
SOLANO
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
RETAIL STORES Current
Est. value
$2.0M
RESTAURANT
Est. value
$3.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.6M
MEDICAL BUILDING
Est. value
$2.3M
AUTO REPAIR, GARAGE
Est. value
$2.3M
COMMERCIAL (GENERAL)
Est. value
$1.9M
RETAIL STORES Current
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
MEDICAL BUILDING
AUTO REPAIR, GARAGE
COMMERCIAL (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
2015
Heating
NONE
Stories
1
Lot
0.83 ac
Current owner
From public records · entity-resolved
Marie Honerlah Morgan
Individual
Free & Clear · 2 yrs held
Mailing address
333 TWIN DOLPHIN DR STE #350, REDWOOD CITY, CA 94065-1489
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 18, 2023
—
Marie Honerlah Morgan
Marie E Honerlah
Intrafamily Transfer
related
—
Sep 2, 2015
$2,350,000
Murphy,rick J & Nancy H Trust
Boos-rio Vista LLC
Grant Deed
—
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.
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