Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$2,355,000
Retail space
222 Riv Rd Ripon, CA 95366-9835
Entity Owned
7-yr Hold
~
Est. High Equity
Property ID
US09-3501696
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2019
Total area
15,996 SF
Lot
1.85 ac (80,763 SF)
Zoning code
C1
APN
261-030-340-000
UPID
US09-3501696
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
-
Primos Restaurant and Tequila Bar Restaurant
-
Ripon Terrazza Shopping Center Shopping Center & Mall
-
Ripon TAPHOUSE Restaurant
-
Primo Water Mill Mill Industrial Manufacturer
-
Primo Water Refill Big Box & Wholesale Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.79M
Comparable Approach
Comparable
$2.67M
Blend (final)
Blend
$2.36M
Owner & transaction history
Ripon Terrazza LLC · 7 yrs held
Ripon Terrazza LLC
since 2019
3 recorded transactions
Zoning & alternative use
C1 · Ripon, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zone name
Neighborhood Commercial
General category
COMMERCIAL
Zone area
22.53 ac
Source
Realmo
Top alternative use upside
Medical building
$3.5M
+73.4%
Commercial (general)
$3.2M
+58.3%
Office building
$3.1M
+54.0%
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 Ripon submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Ripon 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%
$3,025,000
6.5%
$2,790,000
7%
$2,590,000
Alternative Use
Use
Estimation
RETAIL STORES
$2,015,000
Current use
MEDICAL BUILDING
$3,495,000
Change: +73% · Conversion: Difficult
COMMERCIAL (GENERAL)
$3,190,000
Change: +58% · Conversion: Easy
OFFICE BUILDING
$3,100,000
Change: +54% · Conversion: Easy
INDUSTRIAL (GENERAL)
$2,725,000
Change: +35% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,480,000
Change: +23% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$2,295,000
Change: +14% · Conversion: Difficult
Blend value · Realmo final
$2.36M
Range $2.12M – $2.59M · ±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
$147 / 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
$32,985
Tax year 2024
Assessed value
$3,006,610
Assessed 2024
Previous assessed
$3,006,610
+0.0% YoY
Effective rate
1.10%
On assessed value
Assessed land
$331,468
Assessed improvement
$2,675,142
Applied tax rate
5.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2019
Heating
FORCED AIR
Stories
1
Total area
15,996 SF
Lot
1.85 ac (80,763 SF)
Zoning code
C1
APN
261-030-340-000
UPID
US09-3501696
Jurisdiction
SAN JOAQUIN
Zoning & alternative use
C1 · Ripon, CAZoning C1 · permitted uses
C1 · Ripon, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zone name
Neighborhood Commercial
General category
COMMERCIAL
Zone area
22.53 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$2.0M
MEDICAL BUILDING
Est. value
$3.5M
COMMERCIAL (GENERAL)
Est. value
$3.2M
OFFICE BUILDING
Est. value
$3.1M
INDUSTRIAL (GENERAL)
Est. value
$2.7M
AUTO REPAIR, GARAGE
Est. value
$2.5M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.3M
RETAIL STORES Current
MEDICAL BUILDING
COMMERCIAL (GENERAL)
OFFICE BUILDING
INDUSTRIAL (GENERAL)
AUTO REPAIR, GARAGE
APARTMENT HOUSE (5+ UNITS)
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
2019
Heating
FORCED AIR
Stories
1
Lot
1.85 ac
Current owner
From public records · entity-resolved
Ripon Terrazza LLC
Entity
Mailing address
PO BOX 2998, TURLOCK, CA 95381-2998
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 21, 2019
—
Ripon Terrazza LLC
—
Deed Of Trust
related
$4,000,000 · Bank Of The West
Apr 1, 2019
—
Ripon Terrazza LLC
—
Deed
related
$2,500,000 · Southland Equities LLC
—
—
Ripon Terrazza LLC
—
Deed Of Trust
related
$2,500,000 · Southland Equities LLC
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 222 Riv Rd?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
