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Property profile & analytics
OFF-MARKET
Estimated value
$1,040,000
Apartment buildings
1570 Lakeside Ave Oceano, CA 93445-9762
Individually Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1735078
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1984
Construction
WOOD
Total area
3,618 SF
Lot
0.2 ac (8,712 SF)
Zoning code
RMF
APN
061-081-036
UPID
US09-1735078
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
$1.08M
Comparable Approach
Comparable
$705k
Blend (final)
Blend
$1.04M
Owner & transaction history
Philip D Gray · 1 yrs held
Philip D Gray
since 2025
5 recorded transactions
Zoning & alternative use
RMF · Oceano, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.7M
+28.6%
Auto repair, garage
$1.7M
+23.3%
Commercial (general)
$1.6M
+22.6%
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%
$1,165,000
6.5%
$1,075,000
7%
$1,000,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,340,000
Current use
OFFICE BUILDING
$1,725,000
Change: +29% · Conversion: Moderate
AUTO REPAIR, GARAGE
$1,655,000
Change: +23% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,645,000
Change: +23% · Conversion: Moderate
MEDICAL BUILDING
$1,485,000
Change: +11% · Conversion: Moderate
RETAIL STORES
$1,175,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$1.04M
Range $936k – $1.14M · ±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
$287 / 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
$18,296
Tax year 2024
Assessed value
$1,554,067
Assessed 2024
Previous assessed
$1,554,067
+0.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$492,139
Assessed improvement
$1,061,928
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
Year built
1984
Construction
WOOD
Heating
NONE
Buildings
2
Rooms
24
Bathrooms
4
Total area
3,618 SF
Lot
0.2 ac (8,712 SF)
Zoning code
RMF
APN
061-081-036
UPID
US09-1735078
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
RMF · Oceano, CA
Zoning RMF · permitted uses
RMF · Oceano, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Oceano. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$1.3M
OFFICE BUILDING
Est. value
$1.7M
AUTO REPAIR, GARAGE
Est. value
$1.7M
COMMERCIAL (GENERAL)
Est. value
$1.6M
MEDICAL BUILDING
Est. value
$1.5M
RETAIL STORES
Est. value
$1.2M
APARTMENT HOUSE (5+ UNITS) Current
OFFICE BUILDING
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
MEDICAL 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
Year built
1984
Construction
WOOD
Heating
NONE
Buildings
2
Rooms
24
Bathrooms
4
Lot
0.2 ac
Current owner
From public records · entity-resolved
Philip D Gray
Individual
Mailing address
1320 ARCHER ST, SAN LUIS OBISPO, CA 93401-3809
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 5, 2025
—
Philip D Gray
Philip D Gray
Deed
related
—
Aug 15, 2018
$1,421,500
Gray,philip & Carolyn L Trust
Villalba,delilah P
Grant Deed
—
Aug 15, 2018
—
Delilah P Villalba
Villalba,david B
Affidavit Of Death
related
—
—
—
David B Villalba
—
Deed Of Trust
related
$200,000 · Mark M & Annette P Sieczkarek
—
—
David B Villalba
—
Deed Of Trust
related
$200,000 · Los Padres Savings 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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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