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Property profile & analytics
OFF-MARKET
Estimated value
$610,000
Retail space
16893 Placer Hls Rd Meadow Vista, CA 95722-9531
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US09-9105899
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1997
Construction
WOOD
Total area
5,887 SF
Lot
1.02 ac (44,431 SF)
Zoning code
C1
APN
074-120-046-000
UPID
US09-9105899
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
$525k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$794k
Blend (final)
Blend
$610k
Owner & transaction history
Meadow Vista Investments LLC · 5 yrs held
Meadow Vista Investments LLC
since 2021
Last sale
$625,000
6 recorded transactions
Zoning & alternative use
C1 · Meadow Vista, 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 Meadow Vista submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Meadow Vista 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
$470,000
ML approach
$525,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$610k
Range $549k – $671k · ±10% · vs last sale $625k (Apr 5 2021)
Last sale anchor
$625k
Apr 5 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
$104 / 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
$7,878
Tax year 2024
Assessed value
$697,934
Assessed 2024
Previous assessed
$697,934
+0.0% YoY
Effective rate
1.13%
On assessed value
Assessed land
$233,465
Assessed improvement
$464,469
Applied tax rate
83.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1997
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Units
1
Bathrooms
3
Total area
5,887 SF
Lot
1.02 ac (44,431 SF)
Zoning code
C1
APN
074-120-046-000
UPID
US09-9105899
Jurisdiction
PLACER
Zoning & alternative use
C1 · Meadow Vista, CAZoning C1 · permitted uses
C1 · Meadow Vista, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1997
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Units
1
Bathrooms
3
Lot
1.02 ac
Current owner
From public records · entity-resolved
Meadow Vista Investments LLC
Entity
Mailing address
987 STERLING CIR, FOLSOM, CA 95630-7502
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 5, 2021
$625,000
Meadow Vista Investments LLC
Richard Peatman
Grant Deed
$390,000 · Bank Of Stockton
Apr 13, 2005
—
Peatman 2005 Trust
Peatman,richard L & Jennifer L
Quit Claim Deed
related
—
Sep 20, 1990
$115,000
Richard Peatman
Hickman,verlin
Grant Deed
$93,000 · Seller
—
—
Richard L Peatman
—
Deed Of Trust
related
$414,000 · Westamerica Bank
—
—
Richard L Peatman
—
Deed Of Trust
related
$428,000 · Bank Of Commerce
—
—
Richard L Peatman
—
Deed Of Trust
related
$150,000 · White Trust
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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