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Property profile & analytics
OFF-MARKET
Estimated value
$655,000
Investment properties
104 Traffic Way Arroyo Grande, CA 93420-3450
Individually Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-0634361
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1990
Construction
WOOD
Total area
3,220 SF
Lot
0.65 ac (28,200 SF)
Zoning code
VMU
APN
007-482-018
UPID
US09-0634361
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
$665k
CAP Approach
CAP
$565k
Comparable Approach
Comparable
$626k
Blend (final)
Blend
$655k
Owner & transaction history
A Michael Lemos · 3 yrs held
A Michael Lemos
since 2023
Last sale
$720,000
7 recorded transactions
Zoning & alternative use
VMU · Arroyo Grande, CA
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 Arroyo Grande submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Arroyo Grande 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
$625,000
ML approach
$665,000
CAP Approach
CAP Return
Estimation
6%
$610,000
6.5%
$565,000
7%
$525,000
Blend value · Realmo final
$655k
Range $590k – $721k · ±10% · vs last sale $720k (Jul 5 2023)
Last sale anchor
$720k
Jul 5 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
$203 / 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
$7,749
Tax year 2024
Assessed value
$734,400
Assessed 2024
Previous assessed
$734,400
+0.0% YoY
Effective rate
1.06%
On assessed value
Assessed land
$510,000
Assessed improvement
$224,400
Applied tax rate
1.0000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1990
Construction
WOOD
Heating
NONE
Bathrooms
2
Total area
3,220 SF
Lot
0.65 ac (28,200 SF)
Zoning code
VMU
APN
007-482-018
UPID
US09-0634361
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
VMU · Arroyo Grande, CA
Zoning VMU · permitted uses
VMU · Arroyo Grande, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Arroyo Grande. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1990
Construction
WOOD
Heating
NONE
Bathrooms
2
Lot
0.65 ac
Current owner
From public records · entity-resolved
A Michael Lemos
Individual
Free & Clear · 3 yrs held
Mailing address
140 PAINTED SKY WAY, ARROYO GRANDE, CA 93420-5300
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
Jul 5, 2023
—
A Michael Lemos
A Michael Lemos
Intrafamily Transfer
related
—
Apr 21, 2023
$720,000
A Michael Lemos
Coyote Real Estate Corporation
Grant Deed
$540,000 · Community Bank Of Santa Maria
Apr 21, 2023
—
A Michael Lemos
Deborah J Lemos
Intrafamily Transfer
related
—
Sep 12, 2014
$660,000
Coyote Real Estate Corp
Kuden Family Trust
Grant Deed
$627,000 · Kuden Family Trust (pt)
Sep 5, 2013
—
Kuden Family Trust
Kuden Family Trust
Quit Claim Deed
related
—
Sep 13, 1999
$300,000
Kuden Trust
Village Creek Plaza
Grant Deed
$210,000 · Mid State Bank
—
—
Village Creek Pl
—
Deed Of Trust
related
$2,200,000 · Mid State 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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