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Property profile & analytics
OFF-MARKET
Estimated value
$550,000
Grocery and convenience stores
1292 College Vw Dr Redding, CA 96003-3014
Entity Owned
~
Est. High Equity
Property ID
US10-2680174
Property profile
Verified
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE (W/FUEL PUMP)
Year built
2009
Construction
WOOD
Total area
5,076 SF
Lot
1.12 ac (48,787 SF)
APN
116-440-004-000
UPID
US10-2680174
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
-
Valero Gas Station
-
From The Hearth Kitchen and Pie Shop - College View Restaurant
-
Azaad Fuels Inc Fuel Supplier
-
Krispy Krunchy Chicken Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$385k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$712k
Blend (final)
Blend
$550k
Owner & transaction history
Vb Acquisitions LLC
Vb Acquisitions LLC
since 2025
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$730,000
+6.2%
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 Redding submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Redding 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
$385,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
SERVICE STATION (FULL SERVICE)
$690,000
Current use
APARTMENT HOUSE (5+ UNITS)
$730,000
Change: +6% · Conversion: Difficult
COMMERCIAL (GENERAL)
$615,000
Change: -11% · Conversion: Difficult
RESTAURANT
$605,000
Change: -12% · Conversion: Difficult
Blend value · Realmo final
$550k
Range $495k – $605k · ±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
$108 / 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
$43,106
Tax year 2024
Assessed value
$3,237,210
Assessed 2024
Previous assessed
$3,237,210
+0.0% YoY
Effective rate
1.33%
On assessed value
Assessed land
$2,000,000
Assessed improvement
$1,237,210
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
Grocery and convenience stores
Use group
CONVENIENCE STORE (W/FUEL PUMP)
Status
Off-Market
Year built
2009
Construction
WOOD
Heating
NONE
Stories
1
Total area
5,076 SF
Lot
1.12 ac (48,787 SF)
APN
116-440-004-000
UPID
US10-2680174
Jurisdiction
SHASTA
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
SERVICE STATION (FULL SERVICE) Current
Est. value
$690,000
APARTMENT HOUSE (5+ UNITS)
Est. value
$730,000
COMMERCIAL (GENERAL)
Est. value
$615,000
RESTAURANT
Est. value
$605,000
SERVICE STATION (FULL SERVICE) Current
APARTMENT HOUSE (5+ UNITS)
COMMERCIAL (GENERAL)
RESTAURANT
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
2009
Construction
WOOD
Heating
NONE
Stories
1
Lot
1.12 ac
Current owner
From public records · entity-resolved
Vb Acquisitions LLC
Entity
Mailing address
12920 SE 38TH ST, BELLEVUE, WA 98006-1350
Ownership since
2025
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
Mar 18, 2026
—
Vb S1 Assets LLC
—
Deed
related
$818,756 · Deutsche Bank Trust Co Americas
Nov 12, 2025
—
Vb Acquisitions LLC
Redding Msa Limited Partnership
Deed
—
Mar 26, 2024
—
T Mobile West LLC
University Petro Enterprises INC
Lease
—
Oct 24, 2019
—
University Petro Enterprises INC
—
Deed
related
$500,000 · Cornerstone Community Bank
Apr 13, 2018
$3,400,000
University Petro Enterprises INC
Steven E Woods
Grant Deed
$1,450,000 · Cornerstone Community Bank
Jun 4, 2008
—
Steven E Woods
—
Trustees Deed
related
$1,680,514 · Cornerstone Community Bank
Jan 2, 2008
$625,000
Steven E Woods
Fruits,john D & Bonnie E
Grant Deed
$250,000 · Cornerstone Community Bank
—
—
Steven E Woods
—
Deed Of Trust
related
$1,840,514 · Cornerstone Community Bank
—
—
Steven E Woods
—
Deed Of Trust
related
$1,150,321 · Cornerstone Community Bank
—
—
Steven E Woods
—
Deed Of Trust
related
$710,000 · Superior Ca Economic
—
—
Steven E Woods
—
Deed Of Trust
related
$690,193 · Cornerstone Community Bank
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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