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Property profile & analytics
OFF-MARKET
Estimated value
$2,130,000
Super regional malls
1168 Camino Mercado Arroyo Grande, CA 93420
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US09-4416680
Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
1999
Construction
TILT-UP CONCRETE
Total area
99,676 SF
Lot
3.12 ac (135,907 SF)
Zoning code
RC
APN
007-787-010
UPID
US09-4416680
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
$1.65M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.61M
Blend (final)
Blend
$2.13M
Owner & transaction history
Sphear Investments LLC · 4 yrs held
Sphear Investments LLC
since 2022
4 recorded transactions
Zoning & alternative use
RC · Arroyo Grande, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The primary purpose of the RC is to provide for a diversity of commercial uses that serve community and regional needs for retail and personal services within distinctive and internally pedestrian oriented shopping centers
Zone name
Regional Commercial
General category
COMMERCIAL
Zone area
64.76 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
Method
Estimation
Statistic approach
by Request
ML approach
$1,650,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$2.13M
Range $1.92M – $2.34M · ±10%
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
$21 / 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
$144,187
Tax year 2024
Assessed value
$13,665,105
Assessed 2024
Previous assessed
$13,665,105
+0.0% YoY
Effective rate
1.06%
On assessed value
Assessed land
$7,250,872
Assessed improvement
$6,414,233
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
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Status
Off-Market
Year built
1999
Construction
TILT-UP CONCRETE
Heating
NONE
Total area
99,676 SF
Lot
3.12 ac (135,907 SF)
Zoning code
RC
APN
007-787-010
UPID
US09-4416680
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
RC · Arroyo Grande, CAZoning RC · permitted uses
RC · Arroyo Grande, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The primary purpose of the RC is to provide for a diversity of commercial uses that serve community and regional needs for retail and personal services within distinctive and internally pedestrian oriented shopping centers
Zone name
Regional Commercial
General category
COMMERCIAL
Zone area
64.76 ac
Source
Realmo
Building & site characteristics
From public records
Year built
1999
Construction
TILT-UP CONCRETE
Heating
NONE
Lot
3.12 ac
Current owner
From public records · entity-resolved
Sphear Investments LLC
Entity
Mailing address
PO BOX 8050, BENTONVILLE, AR 72712-8055
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 18, 2022
—
Sphear Investments LLC
—
Deed
related
$25,000,000 · Bank Of America NA
Apr 25, 2017
—
Levon Investments LLC
—
Grant Deed
related
$115,000,000 · Wells Fargo Bk
—
—
Sphear Investments LLC
—
Deed Of Trust
related
$40,000,000 · Wells Fargo Bk
—
—
Sphear Investments LLC
—
Deed Of Trust
related
—
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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