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Property profile & analytics
OFF-MARKET
Estimated value
$905,000
Investment properties
642 State Hwy 12 Rio Vista, CA 94571-1439
Individually Owned
2-yr Hold
Free & Clear
Property ID
US10-3011917
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1965
Total area
4,296 SF
Lot
0.3 ac (13,201 SF)
APN
0178-151-130
UPID
US10-3011917
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
$1.01M
CAP Approach
CAP
$805k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$905k
Owner & transaction history
Mark Nicolette · 2 yrs held
Mark Nicolette
since 2023
Last sale
$850,000
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.2M
+37.3%
Medical building
$1.1M
+23.9%
Auto repair, garage
$1.1M
+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
$1,010,000
ML approach
$1,005,000
CAP Approach
CAP Return
Estimation
6%
$870,000
6.5%
$805,000
7%
$745,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$880,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,210,000
Change: +37% · Conversion: Difficult
MEDICAL BUILDING
$1,090,000
Change: +24% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,080,000
Change: +23% · Conversion: Difficult
RETAIL STORES
$925,000
Change: +5% · Conversion: Easy
Blend value · Realmo final
$905k
Range $815k – $996k · ±10% · vs last sale $850k (Nov 6 2023)
Last sale anchor
$850k
Nov 6 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
$211 / 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
$12,293
Tax year 2023
Assessed value
$1,116,481
Assessed 2023
Previous assessed
$1,116,481
+0.0% YoY
Effective rate
1.10%
On assessed value
Assessed land
$312,608
Assessed improvement
$803,873
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1965
Heating
NONE
Stories
2
Total area
4,296 SF
Lot
0.3 ac (13,201 SF)
APN
0178-151-130
UPID
US10-3011917
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
$880,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.2M
MEDICAL BUILDING
Est. value
$1.1M
AUTO REPAIR, GARAGE
Est. value
$1.1M
RETAIL STORES
Est. value
$925,000
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
1965
Heating
NONE
Stories
2
Lot
0.3 ac
Current owner
From public records · entity-resolved
Mark Nicolette
Individual
Free & Clear · 2 yrs held
Mailing address
4 WHISPERING WAY, LODI, CA 95242-9563
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 6, 2023
—
Mark Nicolette
Mark J Nicolette
Intrafamily Transfer
related
—
Nov 3, 2023
—
Mark J Nicolette
Mark J Nicolette
Intrafamily Transfer
related
—
Feb 3, 2006
—
James Nicolette
Owner Name Unavailable
Grant Deed
related
—
Oct 7, 2005
$850,000
James Nicolette
Neil,sally A
Grant Deed
—
Feb 20, 1996
—
Neil Trust
Neil,walter E & Sally A
Quit Claim Deed
related
—
Jul 15, 1992
$160,000
Walter E Neil
Laurie,william J
Grant Deed
—
—
—
James Nicolette
—
Deed Of Trust
related
$250,000 · Robert Ellis
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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