5625 Greenville Road · Livermore, CA 94550 · APN 099A-2400-021 · "Del Arroyo Vineyards"
A trophy Tri-Valley land-and-water asset wearing a vineyard's clothes. This room turns 47 pages of recorded easement, six research dossiers, and the seller's own numbers into one decision surface — what you could build, for how much, on what timeline.
Before any spreadsheet: the property's own behavior and its own harvest data quietly rewrite the thesis the listing wants you to believe.
The ask has fallen 29% from its 2023 peak and has sat unsold 3+ years across two cycles. $6.9M is the seller's number, not the market's — that's your leverage. The flip side: illiquidity cuts both ways, your exit could be just as slow.
The 30-ac Cab block hit 130 tons in 2025 — its strongest in six years. The Petite Sirah's collapse to zero is the statewide wine glut (no buyer), not dead vines. You're not buying a failing farm.
A real recommendation that names its own kill-switches. Everything below this is the evidence behind it.
A 2001 conservation easement to the land trust covers 158 of 219 acres — forever. It doesn't kill your vision; it shapes it. Tap a parcel to see what each one actually permits.
The easement permits one home, one guest house and a winery — but they all share a single ~5.5-acre building site. Toggle what you'd build and watch the capacity meter. This is the real spatial constraint.
The seller's own harvest sheet tells the real story — and it's nothing like "the vineyard is failing."
Five paths. They stack rather than compete — your most likely fit is a land bank that becomes a family estate with a gentleman's vineyard, and optionally a winery later.
Acquisition assumed ~$6.0–6.5M after negotiation.
| Scenario | Acquisition | + Capex | Annual carry | Time | All-in |
|---|
Drag the weights to match your priorities — the ranking re-sorts live. There's no objectively best path; there's the best path for you.
Four interactive models — drag the sliders, toggle the levers, watch the verdict change in real time.
The family-estate path on a realistic clock. Wine moves can run in parallel with little marginal time.
Value the dirt, water, vineyard and buildings from the ground up — then check it against the market.
Fair-to-rich and stale. It sits at the top of the independent range, in the worst CA vineyard market in 25 years, after three unsold years. You're buying dirt + water + amenity + un-built optionality — not vineyard cash flow.
Reasonable bid: $5.75M – $6.25MNot tasks — risks. Severity × likelihood, dollar impact, and whether it must be resolved before you wire money. This is your discount, itemized.
The verify-before-you-wire list, ordered by what matters. It saves to this browser — tick items off as you go, share progress, reset when you want.
Real property photography alongside concept renderings of what the building envelope could become. Click any image to enlarge.