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Property profile & analytics
OFF-MARKET
Estimated value
$550,000
Investment properties
16281 Mt Olive Rd Grass Valley, CA 95945-7909
Individually Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-2967892
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1926
Total area
5,655 SF
Lot
0.48 ac (20,908 SF)
Zoning code
C
APN
028-221-022-000
UPID
US10-2967892
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
$550k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$555k
Blend (final)
Blend
$550k
Owner & transaction history
Victor Macchietto · 3 yrs held
Victor Macchietto
since 2023
Last sale
$550,000
6 recorded transactions
Zoning & alternative use
C · Grass Valley, CA
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 Grass Valley submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Grass Valley 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
$580,000
ML approach
$550,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$830,000
Change: -11% · Conversion: Easy
Blend value · Realmo final
$550k
Range $495k – $605k · ±10% · vs last sale $550k (Apr 10 2023)
Last sale anchor
$550k
Apr 10 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
$97 / 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
$1,090
Tax year 2024
Assessed value
$102,000
Assessed 2024
Previous assessed
$102,000
+0.0% YoY
Effective rate
1.07%
On assessed value
Assessed land
$102,000
Applied tax rate
56.0000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1926
Heating
NONE
Stories
2
Total area
5,655 SF
Lot
0.48 ac (20,908 SF)
Zoning code
C
APN
028-221-022-000
UPID
US10-2967892
Jurisdiction
NEVADA
Zoning & alternative use
C · Grass Valley, CA
Zoning C · permitted uses
C · Grass Valley, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Grass Valley. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES
Est. value
$830,000
RETAIL STORES
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
1926
Heating
NONE
Stories
2
Lot
0.48 ac
Current owner
From public records · entity-resolved
Victor Macchietto
Individual
Mailing address
2704 PECAN CT, ROCKLIN, CA 95677-1944
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 10, 2023
—
Victor Macchietto
Victor Macchietto
Intrafamily Transfer
related
—
Feb 23, 2023
$550,000
Victor Macchietto
Ronald E Dean JR
Grant Deed
$370,000 · Ronald E Dean JR Etal
Apr 24, 2007
$450,000
Dean,ronald E JR & Jeri
Russ B Woodward
Grant Deed
$337,500 · Citizens Bk/nthrn Ca
Oct 29, 2003
$168,000
Daniel G Prentice
Bryan,tr
Grant Deed
$158,000 · Bryan Trust
Jul 7, 1993
$142,495
Bryan Trust
Ellinwood,tylor
Trustees Deed
related
—
Jan 27, 1992
$150,000
Tylor Ellinwood
Unknown
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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