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Property profile & analytics
OFF-MARKET
Estimated value
$970,000
Vineyards
12805 Llagas Ave, San Martin, CA 95046-9561
Entity Owned
29-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-3078557
Property profile
Verified
Property type
Vineyards
Use group
WINERY
Year built
1979
Construction
TILT-UP CONCRETE
Total area
27,000 SF
Lot
15.51 ac (675,615 SF)
Zoning code
A1-5A
APN
825-01-014
UPID
US09-3078557
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
-
ASV Wines Inc Specialty Food Shop Wine and Liquor Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$715k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.23M
Blend (final)
Blend
$970k
Owner & transaction history
Arroyo Seco Vineyards INC · 29 yrs held
Arroyo Seco Vineyards INC
since 1996
4 recorded transactions
Zoning & alternative use
A1-5A · San Martin, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$1.3M
+34.4%
Neighborhood: shopping center
$1.0M
+5.2%
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 San Martin submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs San Martin 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
by Request
ML approach
$715,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
FARM SUPPLY & EQUIPMENT (COMMERCIAL)
$985,000
Current use
WAREHOUSE, STORAGE
$1,325,000
Change: +34% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,040,000
Change: +5% · Conversion: Difficult
Blend value · Realmo final
$970k
Range $873k – $1.07M · ±10%
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
$36 / 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
$49,823
Tax year 2024
Assessed value
$3,737,029
Assessed 2024
Previous assessed
$3,737,029
+0.0% YoY
Effective rate
1.33%
On assessed value
Assessed land
$1,277,410
Assessed improvement
$2,459,619
Applied tax rate
87.0000
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
Vineyards
Use group
WINERY
Status
Off-Market
Year built
1979
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Total area
27,000 SF
Lot
15.51 ac (675,615 SF)
Zoning code
A1-5A
APN
825-01-014
UPID
US09-3078557
Jurisdiction
SANTA CLARA
Zoning & alternative use
A1-5A · San Martin, CA
Zoning A1-5A · permitted uses
A1-5A · San Martin, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
San Martin. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
FARM SUPPLY & EQUIPMENT (COMMERCIAL) Current
Est. value
$985,000
WAREHOUSE, STORAGE
Est. value
$1.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.0M
FARM SUPPLY & EQUIPMENT (COMMERCIAL) Current
WAREHOUSE, STORAGE
NEIGHBORHOOD: SHOPPING CENTER
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
1979
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
15.51 ac
Current owner
From public records · entity-resolved
Arroyo Seco Vineyards INC
Entity
Free & Clear · 29 yrs held
Mailing address
1998 RD 152, DELANO, CA 93215-9437
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
1996
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 30, 1996
—
Arroyo Seco Vineyards INC
Gvl Partners
Grant Deed
related
—
Aug 15, 1996
$1,910,000
Gvl Partners
Green Valley Corp
Grant Deed
—
Jun 10, 1988
$400,000
Valley Cor Green
New W
Grant Deed
—
—
—
Ponce G.
—
Deed Of Trust
related
$143,000 · Brentwood Pac
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.
Try Rey
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