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Property profile & analytics
OFF-MARKET
Assisted living facilities
1073 Old Oak Park Rd Arroyo Grande, CA 93420-5014
Entity Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1948863
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1969
Construction
WOOD
Total area
1,866 SF
Lot
0.84 ac (36,800 SF)
Zoning code
RS
APN
044-367-003
UPID
US09-1948863
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
O Vaya Grande LLC · 6 yrs held
O Vaya Grande LLC
since 2019
6 recorded transactions
Zoning & alternative use
RS · Arroyo Grande, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
This district is intended as an area for development of moderate sized lot, single family detached residential dwelling units at a maximum allowable density of 2.5 dwelling units per gross acre
Zone name
Residential Suburban
General category
RESIDENTIAL
Zone area
294.05 ac
Source
Realmo
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
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 2024Property tax & assessments
Tax year 2024
Tax billed
$28,646
Tax year 2024
Assessed value
$2,730,393
Assessed 2024
Previous assessed
$2,730,393
+0.0% YoY
Effective rate
1.05%
On assessed value
Assessed land
$643,320
Assessed improvement
$2,087,073
Applied tax rate
52.0000
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1969
Construction
WOOD
Heating
NONE
Buildings
2
Total area
1,866 SF
Lot
0.84 ac (36,800 SF)
Zoning code
RS
APN
044-367-003
UPID
US09-1948863
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
RS · Arroyo Grande, CAZoning RS · permitted uses
RS · Arroyo Grande, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
This district is intended as an area for development of moderate sized lot, single family detached residential dwelling units at a maximum allowable density of 2.5 dwelling units per gross acre
Zone name
Residential Suburban
General category
RESIDENTIAL
Zone area
294.05 ac
Source
Realmo
Building & site characteristics
From public records
Year built
1969
Construction
WOOD
Heating
NONE
Buildings
2
Lot
0.84 ac
Current owner
From public records · entity-resolved
O Vaya Grande LLC
Entity
Mailing address
569 DIEGO RIVERA LN, ARROYO GRANDE, CA 93420-5705
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 28, 2019
—
O Vaya Grande LLC
Larry Shelton
Grant Deed
$2,483,100 · Pacific Western National Bank
Oct 4, 2016
—
Larry Shelton
—
Deed
related
$800,000 · Coasthills Cu
Feb 26, 1990
$500,000
Shelton Larry
Taylor,ronald K
Grant Deed
$300,000
—
—
Larry Shelton
—
Deed Of Trust
related
$420,000 · Mid State Bank
—
—
Larry K Shelton
—
Deed Of Trust
related
$800,000 · Mid State Bank
—
—
Larry K Shelton
—
Deed Of Trust
related
$791,071 · Rabobank
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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