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Property profile & analytics
OFF-MARKET
Estimated value
$1,320,000
Apartment buildings
1222 Hutchins St, Lodi, CA 95240-5632
Individually Owned
4-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-1934321
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (100+ UNITS)
Year built
1972
Construction
WOOD
Total area
12,622 SF
Lot
0.48 ac (20,961 SF)
Zoning code
12
APN
045-130-370-000
UPID
US09-1934321
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
-
Villa Court Apartments Apartment Building
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.11M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.48M
Blend (final)
Blend
$1.32M
Owner & transaction history
Gary L Brayton · 4 yrs held
Gary L Brayton
since 2021
Last sale
$1.4M
5 recorded transactions
Zoning & alternative use
12 · Lodi, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$2.0M
+47.0%
Industrial (general)
$1.6M
+21.5%
Office building
$1.5M
+9.1%
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 Lodi submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lodi 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
$1,155,000
ML approach
$1,110,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,330,000
Current use
AUTO REPAIR, GARAGE
$1,960,000
Change: +47% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$1,620,000
Change: +21% · Conversion: Difficult
OFFICE BUILDING
$1,455,000
Change: +9% · Conversion: Moderate
COMMERCIAL (GENERAL)
$1,280,000
Change: -4% · Conversion: Moderate
Blend value · Realmo final
$1.32M
Range $1.19M – $1.45M · ±10% · vs last sale $1.43M (Sep 17 2021)
Last sale anchor
$1.43M
Sep 17 2021
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
$105 / 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
$17,575
Tax year 2024
Assessed value
$1,621,402
Assessed 2024
Previous assessed
$1,621,402
+0.0% YoY
Effective rate
1.08%
On assessed value
Assessed land
$369,792
Assessed improvement
$1,251,610
Applied tax rate
1.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
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
Apartment buildings
Use group
APARTMENT HOUSE (100+ UNITS)
Status
Off-Market
Year built
1972
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Stories
2
Units
17
Bathrooms
19
Total area
12,622 SF
Lot
0.48 ac (20,961 SF)
Zoning code
12
APN
045-130-370-000
UPID
US09-1934321
Jurisdiction
SAN JOAQUIN
Zoning & alternative use
12 · Lodi, CA
Zoning 12 · permitted uses
12 · Lodi, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lodi. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$1.3M
AUTO REPAIR, GARAGE
Est. value
$2.0M
INDUSTRIAL (GENERAL)
Est. value
$1.6M
OFFICE BUILDING
Est. value
$1.5M
COMMERCIAL (GENERAL)
Est. value
$1.3M
APARTMENT HOUSE (5+ UNITS) Current
AUTO REPAIR, GARAGE
INDUSTRIAL (GENERAL)
OFFICE BUILDING
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
1972
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
2
Units
17
Bathrooms
19
Lot
0.48 ac
Current owner
From public records · entity-resolved
Gary L Brayton
Individual
Free & Clear · 4 yrs held
Mailing address
215 ALTA VERDI DR, APTOS, CA 95003-4008
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 17, 2021
—
Gary L Brayton
Gary Brayton
Intrafamily Transfer
related
—
Sep 1, 2021
—
Gary Brayton
—
Deed
related
$1,500,000 · Jpmorgan Chase Bank NA
Nov 16, 2016
—
Alan R Brayton
Brayton,elisa C
Quit Claim Deed
related
—
Nov 16, 2016
$1,425,000
Gary Brayton
Nadell Properties INC
Grant Deed
$926,250 · Jpmorgan Chase Bank NA
Aug 20, 1996
$635,000
Nadell Properties INC
Lott,george B
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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