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Property profile & analytics
OFF-MARKET
Estimated value
$815,000
Turn key restaurants
1630 Hilltop Dr Redding, CA 96002-0215
Individually Owned
1-yr Hold
Free & Clear
Property ID
US10-3295007
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1975
Construction
TILT-UP CONCRETE
Total area
3,820 SF
Lot
0.59 ac (25,700 SF)
APN
107-170-039-000
UPID
US10-3295007
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
-
Mazatlan Grill Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$835k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$815k
Owner & transaction history
Vincent John Tumino JR · 1 yrs held
Vincent John Tumino JR
since 2025
Last sale
$810,000
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 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
$810,000
ML approach
$835,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$635,000
Current use
RETAIL STORES
$610,000
Change: -4% · Conversion: Easy
MEDICAL BUILDING
$565,000
Change: -11% · Conversion: Difficult
Blend value · Realmo final
$815k
Range $734k – $897k · ±10% · vs last sale $810k (Mar 25 2025)
Last sale anchor
$810k
Mar 25 2025
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
$213 / 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
$6,937
Tax year 2024
Assessed value
$618,616
Assessed 2024
Previous assessed
$618,616
+0.0% YoY
Effective rate
1.12%
On assessed value
Assessed land
$378,747
Assessed improvement
$239,869
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1975
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Total area
3,820 SF
Lot
0.59 ac (25,700 SF)
APN
107-170-039-000
UPID
US10-3295007
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
RESTAURANT Current
Est. value
$635,000
RETAIL STORES
Est. value
$610,000
MEDICAL BUILDING
Est. value
$565,000
RESTAURANT Current
RETAIL STORES
MEDICAL BUILDING
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
1975
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Lot
0.59 ac
Current owner
From public records · entity-resolved
Vincent John Tumino JR
Individual
Free & Clear · 1 yrs held
Mailing address
PO BOX 493144, REDDING, CA 96049-3144
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 25, 2025
—
Vincent John Tumino JR
Vincent Tumino JR
Deed
related
—
Mar 3, 2025
—
Vincent Tumino JR
Vincent Tumino JR
Deed
related
—
Jan 21, 2025
—
Vincent Tumino JR
Vincent Tumino JR
Deed
related
—
Oct 21, 2011
—
Tumino Familye Trust
Tumino Trust
Quit Claim Deed
related
—
Jun 28, 2011
—
Vincent Tumino JR.
Tumino,vincent
Affidavit Of Death
related
—
May 9, 2005
$810,000
Tumino Trust
Drake 2001 Trust
Grant Deed
—
Mar 27, 2001
—
Drake Trust
Drake,john D
Quit Claim Deed
related
—
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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