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Property profile & analytics
OFF-MARKET
Estimated value
$615,000
Retail residential properties
10651 Riv Rd Forestville, CA 95436-9749
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US09-1942287
Property profile
Verified
Property type
Retail residential properties
Use group
STORES & APARTMENTS
Year built
1942
Construction
WOOD
Total area
2,304 SF
Lot
0.11 ac (4,800 SF)
APN
082-241-004-000
UPID
US09-1942287
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
Current use
Occupant on record · Public records
-
Sam's Market #14 Grocery & Convenience Store Food Market
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$575k
CAP Approach
CAP
$470k
Comparable Approach
Comparable
$756k
Blend (final)
Blend
$615k
Owner & transaction history
S & J Partnership · 3 yrs held
S & J Partnership
since 2022
Last sale
$625,000
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Forestville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Forestville 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
$640,000
ML approach
$575,000
CAP Approach
CAP Return
Estimation
6%
$505,000
6.5%
$470,000
7%
$435,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$890,000
Current use
MEDICAL BUILDING
$845,000
Change: -5% · Conversion: Easy
RETAIL STORES
$775,000
Change: -13% · Conversion: Easy
OFFICE BUILDING
$760,000
Change: -15% · Conversion: Easy
AUTO REPAIR, GARAGE
$730,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$615k
Range $554k – $677k · ±10% · vs last sale $625k (Aug 9 2022)
Last sale anchor
$625k
Aug 9 2022
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
$267 / 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 2024Property tax & assessments
Tax year 2024
Tax billed
$7,639
Tax year 2024
Assessed value
$586,500
Assessed 2024
Previous assessed
$586,500
+0.0% YoY
Effective rate
1.30%
On assessed value
Assessed land
$204,000
Assessed improvement
$382,500
Applied tax rate
82.0000
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 residential properties
Use group
STORES & APARTMENTS
Status
Off-Market
Year built
1942
Construction
WOOD
Heating
FLOOR/WALL FURNACE
Cooling
YES
Stories
1
Units
1
Total area
2,304 SF
Lot
0.11 ac (4,800 SF)
APN
082-241-004-000
UPID
US09-1942287
Jurisdiction
SONOMA
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
COMMERCIAL (GENERAL) Current
Est. value
$890,000
MEDICAL BUILDING
Est. value
$845,000
RETAIL STORES
Est. value
$775,000
OFFICE BUILDING
Est. value
$760,000
AUTO REPAIR, GARAGE
Est. value
$730,000
COMMERCIAL (GENERAL) Current
MEDICAL BUILDING
RETAIL STORES
OFFICE BUILDING
AUTO REPAIR, GARAGE
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
1942
Construction
WOOD
Heating
FLOOR/WALL FURNACE
Cooling
Yes
Stories
1
Units
1
Lot
0.11 ac
Current owner
From public records · entity-resolved
S & J Partnership
Entity
Mailing address
10651 RIV RD, FORESTVILLE, CA 95436-9749
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 9, 2022
—
S & J Partnership
10651 River Road LLC
Lease
—
Aug 9, 2022
$625,000
10651 River Road LLC
Patrick J Berry
Grant Deed
$312,500 · Redwood Cu
Jan 31, 2018
—
Patrick J Berry
Berrys Markets INC
Quit Claim Deed
related
—
Jul 26, 2007
—
Berry P J & G M 2007 Trust
Berry,patrick J & Gayle M
Quit Claim Deed
related
—
Jan 4, 1995
—
Patrick J Berry
Berry,patrick J & Gayle M
Quit Claim Deed
related
$152,000 · Heller First Capital
Jul 14, 1989
$185,000
Berry,patrick J
Wessling,ronald
Trustees Deed
$135,000 · Redwood Coast Mortgage
—
—
Patrick J Berry
—
Deed Of Trust
related
—
—
—
Patrick J Berry
—
Deed Of Trust
related
$194,000 · Redwood Cu
—
—
Patrick,j Berry Trust
—
Loan Modification
related
$194,000 · Redwood Cu
—
—
Berry,patrick J & Gayle M 2007 Trust
—
Deed Of Trust
related
$140,000 · Redwood Cu
—
—
Patrick J Berry
—
Deed Of Trust
related
$246,000 · Money Store Investment Corp
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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