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Property profile & analytics
OFF-MARKET
Estimated value
$555,000
Vineyards
3819 Woodbridge Rd Acampo, CA 95220-9469
Individually Owned
1-yr Hold
~
Est. High Equity
Property ID
US10-3191550
Property profile
Verified
Property type
Vineyards
Use group
WINERY
Year built
2008
Construction
WOOD
Total area
5,326 SF
Lot
9.73 ac (423,838 SF)
Zoning code
86
APN
013-210-290-000
UPID
US10-3191550
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
$470k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$637k
Blend (final)
Blend
$555k
Owner & transaction history
W Russell Fields · 1 yrs held
W Russell Fields
since 2025
7 recorded transactions
Zoning & alternative use
86 · Acampo, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$755,000
+38.1%
Restaurant
$690,000
+26.1%
Medical building
$655,000
+19.8%
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
Method
Estimation
Statistic approach
by Request
ML approach
$470,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
FARM SUPPLY & EQUIPMENT (COMMERCIAL)
$545,000
Current use
OFFICE BUILDING
$755,000
Change: +38% · Conversion: Difficult
RESTAURANT
$690,000
Change: +26% · Conversion: Difficult
MEDICAL BUILDING
$655,000
Change: +20% · Conversion: Difficult
AUTO REPAIR, GARAGE
$600,000
Change: +10% · Conversion: Difficult
COMMERCIAL (GENERAL)
$590,000
Change: +8% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$565,000
Change: +3% · Conversion: Difficult
Blend value · Realmo final
$555k
Range $500k – $611k · ±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
$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
$18,452
Tax year 2024
Assessed value
$1,545,000
Assessed 2024
Previous assessed
$1,545,000
+0.0% YoY
Effective rate
1.19%
On assessed value
Assessed land
$463,000
Assessed improvement
$1,082,000
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
2008
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Stories
1
Bathrooms
4
Total area
5,326 SF
Lot
9.73 ac (423,838 SF)
Zoning code
86
APN
013-210-290-000
UPID
US10-3191550
Jurisdiction
SAN JOAQUIN
Zoning & alternative use
86 · Acampo, CA
Zoning 86 · permitted uses
86 · 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.
Alternative use value scenarios
Repositioning upside vs current use
FARM SUPPLY & EQUIPMENT (COMMERCIAL) Current
Est. value
$545,000
OFFICE BUILDING
Est. value
$755,000
RESTAURANT
Est. value
$690,000
MEDICAL BUILDING
Est. value
$655,000
AUTO REPAIR, GARAGE
Est. value
$600,000
COMMERCIAL (GENERAL)
Est. value
$590,000
INDUSTRIAL (GENERAL)
Est. value
$565,000
FARM SUPPLY & EQUIPMENT (COMMERCIAL) Current
OFFICE BUILDING
RESTAURANT
MEDICAL BUILDING
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
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
2008
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
1
Bathrooms
4
Lot
9.73 ac
Current owner
From public records · entity-resolved
W Russell Fields
Individual
Mailing address
3819 E WOODBRIDGE RD, ACAMPO, CA 95220-9469
Mailing matches property
Yes
Owner-occupied
Yes
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 20, 2025
—
W Russell Fields
Russell Fields
Deed
related
—
Aug 3, 2005
$725,000
Russell Fields
Leone Jay R Trust
Grant Deed
—
Jun 22, 1998
—
Jay R Leone
Leone,winona M
Quit Claim Deed
related
—
Dec 15, 1994
—
Leone Trust
Leone,jay R
Quit Claim Deed
related
—
Dec 9, 1993
$150,000
Jay R Leone
Arnold Frey Esta
Grant Deed
$105,000 · Stockton Savings Bank
—
—
Frey Arnold R
—
Deed Of Trust
related
$23,210 · Avco Financial Svcs So Califor
—
—
Fields W R
—
Deed Of Trust
related
$500,000 · Bank Of America
—
—
Jay R Leone
—
Deed Of Trust
related
$135,000 · Washington Mutual Fsb
—
—
Jay R Leonne
—
Deed Of Trust
related
$25,000 · Patelco Cu
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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