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Property profile & analytics
OFF-MARKET
Estimated value
$2,520,000
Super regional malls
500 Elmira Rd Vacaville, CA 95687-4972
Trust Owned
21-yr Hold
~
Est. High Equity
Property ID
US10-3064114
Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
1991
Total area
13,634 SF
Lot
1.28 ac (55,757 SF)
APN
0131-233-150
UPID
US10-3064114
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
-
Sterling Pointe Business Service Center Corporate Office
-
Envy Nails & Spa Nail Salon
-
Saigon Phở Restaurant
-
Coinflip Bitcoin ATM Money Transfer Service Atm
-
Burger city bar Bar & Pub
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$3.41M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.52M
Owner & transaction history
Choi Hee-june Trust · 21 yrs held
Choi Hee-june Trust
since 2004
7 recorded transactions
Zoning & alternative use
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 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%
$3,690,000
6.5%
$3,405,000
7%
$3,165,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$3,840,000
Current use
MEDICAL BUILDING
$3,605,000
Change: -6% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,430,000
Change: -11% · Conversion: Difficult
Blend value · Realmo final
$2.52M
Range $2.27M – $2.77M · ±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
$185 / 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
$44,305
Tax year 2023
Assessed value
$3,800,000
Assessed 2023
Previous assessed
$3,800,000
+0.0% YoY
Effective rate
1.17%
On assessed value
Assessed land
$950,000
Assessed improvement
$2,850,000
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
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Status
Off-Market
Year built
1991
Heating
NONE
Stories
1
Total area
13,634 SF
Lot
1.28 ac (55,757 SF)
APN
0131-233-150
UPID
US10-3064114
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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$3.8M
MEDICAL BUILDING
Est. value
$3.6M
AUTO REPAIR, GARAGE
Est. value
$3.4M
NEIGHBORHOOD: SHOPPING CENTER Current
MEDICAL BUILDING
AUTO REPAIR, GARAGE
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
1991
Heating
NONE
Stories
1
Lot
1.28 ac
Current owner
From public records · entity-resolved
Choi Hee-june Trust
Trust
Mailing address
46292 RAINDANCE RD, FREMONT, CA 94539-6987
Ownership since
2004
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
Dec 29, 2004
—
Choi Hee-june Trust
Choi,hee-june
Quit Claim Deed
related
—
May 20, 2004
—
Hee-june Choi
Cordes,richard A & Suzanne M
Grant Deed
$1,250,000 · Fremont Bank
May 8, 2003
—
Richard Cordes
Whm Vacaville Partners
Grant Deed
$1,750,000 · Mechanics Bank
—
—
W H M Vacaville Partners
—
Deed Of Trust
related
$55,000 · Holt & Co INC Pspt
—
—
Whm Vacaville Partners
—
Deed Of Trust
related
$75,000 · Mathei Trust
—
—
Whm Vacaville Partners
—
Deed Of Trust
related
$10,000 · Individual
—
—
W H M Vacaville
—
Deed Of Trust
related
$1,350,000 · River City Bank
—
—
Whm Vacaville Partners
—
Deed Of Trust
related
$1,451,250 · Placer Savings Bank
—
—
Whm Vacaville Pa
—
Deed Of Trust
related
$1,350,000 · Union Bank
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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