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Property profile & analytics
OFF-MARKET
Estimated value
$610,000
Commercial real estate
26 2nd St Rio Vista, CA 94571-1802
Individually Owned
3-yr Hold
~
Est. High Equity
Property ID
US10-2841645
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1892
Total area
2,192 SF
Lot
0.17 ac (7,200 SF)
APN
0049-163-060
UPID
US10-2841645
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
-
Powers Performing Arts Center Training Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$655k
CAP Approach
CAP
$410k
Comparable Approach
Comparable
$768k
Blend (final)
Blend
$610k
Owner & transaction history
Thomas L Donnelly · 3 yrs held
Thomas L Donnelly
since 2023
Last sale
$575,000
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$615,000
+37.3%
Medical building
$555,000
+23.9%
Auto repair, garage
$550,000
+22.6%
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 Rio Vista submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Rio 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
$685,000
ML approach
$655,000
CAP Approach
CAP Return
Estimation
6%
$445,000
6.5%
$410,000
7%
$380,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$450,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$615,000
Change: +37% · Conversion: Difficult
MEDICAL BUILDING
$555,000
Change: +24% · Conversion: Easy
AUTO REPAIR, GARAGE
$550,000
Change: +23% · Conversion: Difficult
RETAIL STORES
$470,000
Change: +5% · Conversion: Easy
Blend value · Realmo final
$610k
Range $549k – $671k · ±10% · vs last sale $575k (Mar 1 2023)
Last sale anchor
$575k
Mar 1 2023
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
$278 / 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
$5,567
Tax year 2023
Assessed value
$504,994
Assessed 2023
Previous assessed
$504,994
+0.0% YoY
Effective rate
1.10%
On assessed value
Assessed land
$126,244
Assessed improvement
$378,750
Applied tax rate
4.0000
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
1892
Heating
NONE
Stories
3
Total area
2,192 SF
Lot
0.17 ac (7,200 SF)
APN
0049-163-060
UPID
US10-2841645
Jurisdiction
SOLANO
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
COMMERCIAL (GENERAL) Current
Est. value
$450,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$615,000
MEDICAL BUILDING
Est. value
$555,000
AUTO REPAIR, GARAGE
Est. value
$550,000
RETAIL STORES
Est. value
$470,000
COMMERCIAL (GENERAL) Current
NEIGHBORHOOD: SHOPPING CENTER
MEDICAL BUILDING
AUTO REPAIR, GARAGE
RETAIL STORES
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
1892
Heating
NONE
Stories
3
Lot
0.17 ac
Current owner
From public records · entity-resolved
Thomas L Donnelly
Individual
Mailing address
107 S 2ND ST, RIO VISTA, CA 94571-1803
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 1, 2023
—
Thomas L Donnelly
Thomas L Donnelly
Intrafamily Transfer
related
—
Oct 3, 2022
$575,000
Thomas L Donnelly
Christine Mahoney Limited Partnersh
Grant Deed
$367,500 · Bank Of Stockton
Dec 20, 2021
$450,000
Christine Mahoney Limited Partnrshi
Emigh Land LP
Grant Deed
—
Nov 18, 2011
—
Emigh Land LP
Emigh Ltd
Quit Claim Deed
—
May 20, 2008
$400,000
Emigh Ltd
Wood,cheryl A
Grant Deed
$250,000 · Bank Of Rio Vista
Aug 6, 2004
$420,000
Cheryl A Wood
Upham & Hutchinson LLC
Grant Deed
$336,000 · Many Trust
Aug 6, 2004
—
Upham & Hutchinson LLC
Rural California Housing Corp
Quit Claim Deed
related
—
—
—
Cheryl A Wood
—
Deed Of Trust
related
$341,651 · Bank Of Rio Vista
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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