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Property profile & analytics
OFF-MARKET
Estimated value
$700,000
Mobile home & RV parks
1198 Mesa Rd Nipomo, CA 93444-9326
Individually Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-2312299
Property profile
Verified
Property type
Mobile home & RV parks
Use group
MOBILE HOME PARK, TRAILER PARK
Year built
1974
Construction
TYPE NOT SPECIFIED
Total area
1,440 SF
Lot
10 ac (435,600 SF)
Zoning code
RR
APN
091-284-045
UPID
US09-2312299
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
-
Pacific Sun Growers Garden Center Landscaping
-
Blue Rose Studio Industrial Manufacturer Big Box & Wholesale Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$700k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$493k
Blend (final)
Blend
$700k
Owner & transaction history
Angel Lopez · 1 yrs held
Angel Lopez
since 2024
Last sale
$700,000
7 recorded transactions
Zoning & alternative use
RR · Nipomo, 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 Nipomo submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Nipomo 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
$700,000
ML approach
$700,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
MOBILE HOME PARK, TRAILER PARK
$690,000
Current use
OFFICE BUILDING
$685,000
Change: -1% · Conversion: Difficult
AUTO REPAIR, GARAGE
$660,000
Change: -5% · Conversion: Difficult
COMMERCIAL (GENERAL)
$655,000
Change: -5% · Conversion: Difficult
MEDICAL BUILDING
$590,000
Change: -15% · Conversion: Difficult
Blend value · Realmo final
$700k
Range $630k – $770k · ±10% · vs last sale $700k (Nov 20 2024)
Last sale anchor
$700k
Nov 20 2024
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
$486 / 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
$10,449
Tax year 2024
Assessed value
$995,955
Assessed 2024
Previous assessed
$995,955
+0.0% YoY
Effective rate
1.05%
On assessed value
Assessed land
$658,153
Assessed improvement
$337,802
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
Mobile home & RV parks
Use group
MOBILE HOME PARK, TRAILER PARK
Status
Off-Market
Year built
1974
Construction
TYPE NOT SPECIFIED
Heating
NONE
Rooms
7
Bathrooms
2
Total area
1,440 SF
Lot
10 ac (435,600 SF)
Zoning code
RR
APN
091-284-045
UPID
US09-2312299
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
RR · Nipomo, CAZoning RR · permitted uses
RR · Nipomo, 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
MOBILE HOME PARK, TRAILER PARK Current
Est. value
$690,000
OFFICE BUILDING
Est. value
$685,000
AUTO REPAIR, GARAGE
Est. value
$660,000
COMMERCIAL (GENERAL)
Est. value
$655,000
MEDICAL BUILDING
Est. value
$590,000
MOBILE HOME PARK, TRAILER PARK Current
OFFICE BUILDING
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
MEDICAL BUILDING
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
Year built
1974
Construction
TYPE NOT SPECIFIED
Heating
NONE
Rooms
7
Bathrooms
2
Lot
10 ac
Current owner
From public records · entity-resolved
Angel Lopez
Individual
Free & Clear · 1 yrs held
Mailing address
834 PATRICK WAY, SANTA MARIA, CA 93455-7452
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
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
Nov 20, 2024
—
Angel Lopez
Angel Lopez
Deed
related
—
Jan 3, 2018
—
Maria Y Cisneros
Lopez,jesus
Quit Claim Deed
—
Jan 3, 2018
$700,000
Angel Lopez
Shroyer R J & T B L Trust
Grant Deed
$560,000 · Shroyer R J & T B L Tr (pt)
Jun 24, 2004
—
Trogdon,tr
Trogdon,benjamin L & Robin J
Quit Claim Deed
related
—
Sep 3, 1999
$160,000
Benjamin L Trogdon
Trogdon Trust
Grant Deed
related
$350,000 · Mid State Bank
Feb 1, 1991
$100,000
Jones,daniel C &
Trogdon,benjamin
Trustees Deed
$75,000 · Seller
—
—
Shroyer Robin J Living Trust
—
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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