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Property profile & analytics
OFF-MARKET
Estimated value
$1,210,000
Apartment buildings
1182 Pacific Blvd Oceano, CA 93445-9650
Trust Owned
5-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-2158140
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Construction
STEEL FRAME
Total area
5,668 SF
Lot
0.28 ac (12,000 SF)
Zoning code
RMF
APN
061-112-010
UPID
US09-2158140
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
Current use
Occupant on record · Public records
-
None Alternative Medicine Practice Spa & Massage Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.69M
Comparable Approach
Comparable
$730k
Blend (final)
Blend
$1.21M
Owner & transaction history
Berry,joe & Nancy Trust · 5 yrs held
Berry,joe & Nancy Trust
since 2020
4 recorded transactions
Zoning & alternative use
RMF · Oceano, 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 Oceano submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Oceano 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
by Request
CAP Approach
CAP Return
Estimation
6%
$1,825,000
6.5%
$1,685,000
7%
$1,565,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,840,000
Change: -13% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$1,825,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$1.21M
Range $1.09M – $1.33M · ±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
$213 / 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
$18,807
Tax year 2024
Assessed value
$1,608,300
Assessed 2024
Previous assessed
$1,608,300
+0.0% YoY
Effective rate
1.17%
On assessed value
Assessed land
$536,099
Assessed improvement
$1,072,201
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
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Construction
STEEL FRAME
Heating
NONE
Rooms
36
Bathrooms
12
Total area
5,668 SF
Lot
0.28 ac (12,000 SF)
Zoning code
RMF
APN
061-112-010
UPID
US09-2158140
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
RMF · Oceano, CAZoning RMF · permitted uses
RMF · Oceano, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES
Est. value
$1.8M
INDUSTRIAL (GENERAL)
Est. value
$1.8M
RETAIL STORES
INDUSTRIAL (GENERAL)
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Construction
STEEL FRAME
Heating
NONE
Rooms
36
Bathrooms
12
Lot
0.28 ac
Current owner
From public records · entity-resolved
Berry,joe & Nancy Trust
Trust
Free & Clear · 5 yrs held
Mailing address
140 FLORIN ST, PISMO BEACH, CA 93449-1521
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
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
Nov 6, 2020
—
Berry,joe & Nancy Trust
Joseph F SR
Quit Claim Deed
related
—
Sep 20, 2019
$1,500,000
Joseph F Berry SR
Elbracht Trust
Grant Deed
—
Jun 3, 2014
—
Elbracht Tr Trust
Elbracht Trust
Quit Claim Deed
related
—
—
—
Elbracht Trust
—
Deed Of Trust
related
$500,000 · J P Morgan Chase 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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