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Property profile & analytics
OFF-MARKET
Estimated value
$2,300,000
Apartment buildings
1191 Fair Oaks Ave, Arroyo Grande, CA 93420-3843
Entity Owned
Absentee Owner
Free & Clear
Property ID
US09-2436624
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Construction
WOOD
Total area
6,944 SF
Lot
0.28 ac (12,371 SF)
Zoning code
R3
APN
077-272-052
UPID
US09-2436624
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
$2.30M
CAP Approach
CAP
$2.06M
Comparable Approach
Comparable
$1.40M
Blend (final)
Blend
$2.30M
Owner & transaction history
Jlr Properties LLC
Jlr Properties LLC
since 2025
Last sale
$2.3M
3 recorded transactions
Zoning & alternative use
R3 · Arroyo Grande, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.5M
+35.7%
Commercial (general)
$3.5M
+34.4%
Auto repair, garage
$3.2M
+23.3%
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
$2,485,000
ML approach
$2,295,000
CAP Approach
CAP Return
Estimation
6%
$2,235,000
6.5%
$2,060,000
7%
$1,915,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$2,575,000
Current use
RESTAURANT
$3,490,000
Change: +36% · Conversion: Difficult
COMMERCIAL (GENERAL)
$3,460,000
Change: +34% · Conversion: Moderate
AUTO REPAIR, GARAGE
$3,175,000
Change: +23% · Conversion: Difficult
MEDICAL BUILDING
$2,855,000
Change: +11% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$2,745,000
Change: +7% · Conversion: Difficult
OFFICE BUILDING
$2,670,000
Change: +4% · Conversion: Moderate
RETAIL STORES
$2,560,000
Change: -1% · Conversion: Difficult
Blend value · Realmo final
$2.30M
Range $2.07M – $2.53M · ±10% · vs last sale $2.33M (May 8 2025)
Last sale anchor
$2.33M
May 8 2025
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
$331 / 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
$7,883
Tax year 2024
Assessed value
$747,137
Assessed 2024
Previous assessed
$747,137
+0.0% YoY
Effective rate
1.06%
On assessed value
Assessed land
$163,672
Assessed improvement
$583,465
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Construction
WOOD
Heating
NONE
Bathrooms
16
Total area
6,944 SF
Lot
0.28 ac (12,371 SF)
Zoning code
R3
APN
077-272-052
UPID
US09-2436624
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
R3 · Arroyo Grande, CA
Zoning R3 · permitted uses
R3 · 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.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$2.6M
RESTAURANT
Est. value
$3.5M
COMMERCIAL (GENERAL)
Est. value
$3.5M
AUTO REPAIR, GARAGE
Est. value
$3.2M
MEDICAL BUILDING
Est. value
$2.9M
INDUSTRIAL (GENERAL)
Est. value
$2.7M
OFFICE BUILDING
Est. value
$2.7M
RETAIL STORES
Est. value
$2.6M
APARTMENT HOUSE (5+ UNITS) Current
RESTAURANT
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
MEDICAL BUILDING
INDUSTRIAL (GENERAL)
OFFICE BUILDING
RETAIL STORES
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
WOOD
Heating
NONE
Bathrooms
16
Lot
0.28 ac
Current owner
From public records · entity-resolved
Jlr Properties LLC
Entity
Free & Clear · 0 yrs held
Mailing address
1414 OXFORD AVE, SANTA MARIA, CA 93454-2542
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 22, 2025
—
Jlr Properties LLC
Jlr Properties LLC
Deed
related
—
May 8, 2025
$2,325,000
Jlr Properties LLC
Susan G Soares
Grant Deed
$1,850,000 · Reed Living Trust
Feb 22, 1995
—
Kauffman Trust
Kauffman,robert J & Joann C
Quit Claim Deed
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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