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Property profile & analytics
OFF-MARKET
Estimated value
$3,695,000
Commercial real estate
170 Butcher Rd Vacaville, CA 95687
Entity Owned
~
Est. High Equity
Property ID
US10-3051150
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
2005
Total area
13,994 SF
Lot
1.1 ac (47,916 SF)
Zoning code
COMML
APN
0127-360-150
UPID
US10-3051150
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
by Request
CAP Approach
CAP
$3.31M
Comparable Approach
Comparable
$3.68M
Blend (final)
Blend
$3.70M
Owner & transaction history
County Of Solano
County Of Solano
since 2025
Last sale
$3.9M
7 recorded transactions
Zoning & alternative use
COMML · Vacaville, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$5.9M
+108.9%
Restaurant
$5.2M
+81.6%
Neighborhood: shopping center
$3.9M
+38.9%
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 Vacaville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Vacaville 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
by Request
CAP Approach
CAP Return
Estimation
6%
$3,580,000
6.5%
$3,305,000
7%
$3,070,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,835,000
Current use
RETAIL STORES
$5,925,000
Change: +109% · Conversion: Easy
RESTAURANT
$5,150,000
Change: +82% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$3,940,000
Change: +39% · Conversion: Difficult
MEDICAL BUILDING
$3,700,000
Change: +30% · Conversion: Easy
AUTO REPAIR, GARAGE
$3,520,000
Change: +24% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$2,380,000
Change: -16% · Conversion: Moderate
Blend value · Realmo final
$3.70M
Range $3.33M – $4.06M · ±10% · vs last sale $3.90M (Jul 21 2025)
Last sale anchor
$3.90M
Jul 21 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
$264 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$43,508
Tax year 2023
Assessed value
$3,731,682
Assessed 2023
Previous assessed
$3,731,682
+0.0% YoY
Effective rate
1.17%
On assessed value
Assessed land
$1,051,178
Assessed improvement
$2,680,504
Applied tax rate
6.0000
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
2005
Heating
NONE
Stories
3
Total area
13,994 SF
Lot
1.1 ac (47,916 SF)
Zoning code
COMML
APN
0127-360-150
UPID
US10-3051150
Jurisdiction
SOLANO
Zoning & alternative use
COMML · Vacaville, CA
Zoning COMML · permitted uses
COMML · Vacaville, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Vacaville. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$2.8M
RETAIL STORES
Est. value
$5.9M
RESTAURANT
Est. value
$5.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.9M
MEDICAL BUILDING
Est. value
$3.7M
AUTO REPAIR, GARAGE
Est. value
$3.5M
INDUSTRIAL (GENERAL)
Est. value
$2.4M
COMMERCIAL (GENERAL) Current
RETAIL STORES
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
MEDICAL BUILDING
AUTO REPAIR, GARAGE
INDUSTRIAL (GENERAL)
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
2005
Heating
NONE
Stories
3
Lot
1.1 ac
Current owner
From public records · entity-resolved
County Of Solano
Entity
Mailing address
205 JULIE CT, DANVILLE, CA 94506-6183
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
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 21, 2025
$3,900,000
County Of Solano
197 Butcher Vacaville LLC
Grant Deed
—
Sep 1, 2022
—
197 Butcher Vacaville LLC
—
Deed
related
$350,000 · Russell Scott Hyzen Revocable Living Tru
Jan 14, 2022
—
197 Butcher Vacaville LLC
—
Deed
related
$1,900,000 · Keypoint Cu
Nov 23, 2020
—
197 Butcher Vacaville LLC
—
Deed
related
$400,000 · Mercury Funding Group INC Mercury Funding Group INC
Dec 10, 2019
—
197 Butcher Vacaville LLC
—
Deed
related
$225,000 · Mercury Funding Group INC
Jul 10, 2019
$3,550,000
197 Butcher Vacaville LLC
197 Butcher Road LLC
Grant Deed
$675,000 · Mercury Funding Group INC
May 31, 2017
—
197 Butcher Road LLC
—
Deed
related
$2,200,000 · First Nthrn Bk/dixon
Jul 31, 2013
—
197 Butcher Road LLC
Morgan William I JR Trust
Grant Deed
$1,670,037 · Bank Of The West
May 28, 2004
—
Morgan,tr
—
Trustees Deed
related
$1,500,000 · Petrofunding INC
Sep 26, 2003
$330,000
Morgan,tr
Jordan,robert N & Wanda
Grant Deed
$165,000 · Robert N & Wanda Jordan
Dec 27, 1995
—
Robert N Jordan
Vacaville City
Quit Claim Deed
related
—
—
—
197 Butcher Vacaville LLC
—
Deed Of Trust
related
$225,000 · Mercury Funding Group INC
—
—
197 Butcher Road LLC
—
Deed Of Trust
related
$2,200,000 · First Nthrn Bk/dixon
—
—
197 Butcher Vacaville LLC
—
Deed Of Trust
related
$400,000 · Mercury Funding Group INC Mercury Funding Group INC
—
—
Robert N Jordan
—
Deed Of Trust
related
$18,000 · Zenith Const INC
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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