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Property profile & analytics
OFF-MARKET
Warehouses
864 Saint Francis Way, Rio Vista, CA 94571-1250
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US09-1935380
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1970
Total area
9,202 SF
Lot
2.16 ac (94,090 SF)
APN
0178-210-040
UPID
US09-1935380
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
Vista Aviation LLC · 3 yrs held
Vista Aviation LLC
since 2022
Last sale
$325,000
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 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
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 2023Property tax & assessments
Tax year 2023
Tax billed
$14,542
Tax year 2023
Assessed value
$1,320,901
Assessed 2023
Previous assessed
$1,320,901
+0.0% YoY
Effective rate
1.10%
On assessed value
Assessed land
$281,834
Assessed improvement
$1,039,067
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1970
Heating
NONE
Stories
1
Total area
9,202 SF
Lot
2.16 ac (94,090 SF)
APN
0178-210-040
UPID
US09-1935380
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
Building & site characteristics
From public records
Year built
1970
Heating
NONE
Stories
1
Lot
2.16 ac
Current owner
From public records · entity-resolved
Vista Aviation LLC
Entity
Mailing address
864 SAINT FRANCIS WAY, RIO VISTA, CA 94571-1250
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2022
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
Jul 25, 2022
—
Vista Aviation LLC
Vista Aviation LLC
Intrafamily Transfer
related
$1,000,000 · Plm Lender Services INC
May 20, 2009
$100,000
Vista Aviation LLC
Salisbury,james R C
Quit Claim Deed
related
—
Jul 19, 2005
—
Owner Name Unavailable
Owner Name Unavailable
Quit Claim Deed
related
—
Jul 26, 2001
—
James R Salisbury
Cooper,janice L
Quit Claim Deed
related
$150,000 · Bank Of Rio Vista
Sep 23, 1997
$30,000
James R C Salisbury
Lopez,john S & Sheri M
Grant Deed
related
—
Dec 28, 1994
—
John S Lopez
Lopez,john S & Sheri M
Quit Claim Deed
related
$324,000 · Wells Fargo Bank
Dec 10, 1992
$325,000
John S Lopez
M & R Services
Grant Deed
$335,000 · Sacramento Commercial Bank
May 20, 1991
$300,000
Michael E Lopez
Simons,gene L
Grant Deed
$175,000 · Beneficial California INC
—
—
Vista Aviation LLC
—
Deed Of Trust
related
—
—
—
Vista Aviation LLC
—
Deed Of Trust
related
$613,000 · George R Pinto
—
—
James R Salisbury
—
Deed Of Trust
related
$187,500 · Glenn G Goldan
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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