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Property profile & analytics
OFF-MARKET
Vineyards
22275 Tretheway Rd Acampo, CA 95220-9716
Individually Owned
22-yr Hold
~
Est. High Equity
Property ID
US10-2955489
Property profile
Verified
Property type
Vineyards
Use group
WINERY
Year built
1991
Construction
WOOD
Total area
3,041 SF
Lot
18.24 ac (794,534 SF)
Zoning code
GA
APN
017-260-440-000
UPID
US10-2955489
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
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
William R Tipton · 22 yrs held
William R Tipton
since 2003
7 recorded transactions
Zoning & alternative use
GA · Acampo, 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 Acampo submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Acampo 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$11,791
Tax year 2024
Assessed value
$1,010,000
Assessed 2024
Previous assessed
$1,010,000
+0.0% YoY
Effective rate
1.17%
On assessed value
Assessed land
$282,000
Assessed improvement
$728,000
Applied tax rate
99.0000
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
Vineyards
Use group
WINERY
Status
Off-Market
Year built
1991
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Bathrooms
3
Total area
3,041 SF
Lot
18.24 ac (794,534 SF)
Zoning code
GA
APN
017-260-440-000
UPID
US10-2955489
Jurisdiction
SAN JOAQUIN
Zoning & alternative use
GA · Acampo, CA
Zoning GA · permitted uses
GA · Acampo, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Acampo. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1991
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
1
Bathrooms
3
Lot
18.24 ac
Current owner
From public records · entity-resolved
William R Tipton
Individual
Mailing address
22275 N TRETHEWAY RD, ACAMPO, CA 95220-9716
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2003
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 11, 2020
—
Tipton Trust
—
Deed
related
$580,000 · Farmers & Merchants Bk/ctrl Ca
Aug 21, 2003
$680,000
William R Tipton
Bush,tr
Grant Deed
$544,000 · Washington Mutual Fsb
Apr 5, 2001
—
Bush Trust
Bush,richard A & Linda A
Quit Claim Deed
related
—
Mar 23, 2001
—
Richard A Bush
Bush Trust
Quit Claim Deed
related
$275,000 · Wells Fargo Home Mortgage INC
Nov 5, 1998
—
Bush Trust
Bush,richard A A& Linda A
Quit Claim Deed
related
—
Oct 15, 1990
$215,000
Bush Richard A
Coil,dorothy H
Grant Deed
$145,000 · Bank Of Lodi
Aug 8, 1989
$5,000
Dorothy H Coil
Ticor,title Insu
Grant Deed
$17,242 · Zeigler Beverly
—
—
Richard A Bush
—
Deed Of Trust
related
$35,000 · Gmac Mortgage Corp
—
—
Tipton Trust
—
Deed Of Trust
related
$580,000 · Farmers & Merchants Bk/ctrl Ca
—
—
Bush Trust
—
Deed Of Trust
related
$50,000 · Wells Fargo Bank
—
—
Bush Richard A
—
Deed Of Trust
related
$290,000 · Gmac Mortgage Corp
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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