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Property profile & analytics
OFF-MARKET
Estimated value
$505,000
Investment properties
2141 Cienaga St Oceano, CA 93445-9033
Individually Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-0888026
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1956
Construction
WOOD
Total area
876 SF
Lot
0.16 ac (7,000 SF)
Zoning code
CR
APN
062-116-030
UPID
US09-0888026
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
$495k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$621k
Blend (final)
Blend
$505k
Owner & transaction history
Garrett Riegg · 2 yrs held
Garrett Riegg
since 2023
Last sale
$530,000
7 recorded transactions
Zoning & alternative use
CR · Oceano, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$420,000
+4.9%
Auto repair, garage
$400,000
+0.6%
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
$460,000
ML approach
$495,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$400,000
Current use
OFFICE BUILDING
$420,000
Change: +5% · Conversion: Easy
AUTO REPAIR, GARAGE
$400,000
Change: +1% · Conversion: Difficult
MEDICAL BUILDING
$360,000
Change: -10% · Conversion: Easy
Blend value · Realmo final
$505k
Range $455k – $556k · ±10% · vs last sale $530k (Aug 14 2023)
Last sale anchor
$530k
Aug 14 2023
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
$576 / 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
$5,900
Tax year 2024
Assessed value
$530,000
Assessed 2024
Previous assessed
$530,000
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$395,000
Assessed improvement
$135,000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1956
Construction
WOOD
Heating
NONE
Rooms
6
Bathrooms
2
Total area
876 SF
Lot
0.16 ac (7,000 SF)
Zoning code
CR
APN
062-116-030
UPID
US09-0888026
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
CR · Oceano, CA
Zoning CR · permitted uses
CR · 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
COMMERCIAL (GENERAL) Current
Est. value
$400,000
OFFICE BUILDING
Est. value
$420,000
AUTO REPAIR, GARAGE
Est. value
$400,000
MEDICAL BUILDING
Est. value
$360,000
COMMERCIAL (GENERAL) Current
OFFICE BUILDING
AUTO REPAIR, GARAGE
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
1956
Construction
WOOD
Heating
NONE
Rooms
6
Bathrooms
2
Lot
0.16 ac
Current owner
From public records · entity-resolved
Garrett Riegg
Individual
Mailing address
4101 RHODA AVE, OAKLAND, CA 94602-3442
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
16 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 14, 2023
$530,000
Garrett Riegg
Christopher M Curzon
Grant Deed
$16,551 · Mark C Legreid Etal
Mar 31, 2023
—
Mark Legreid
—
Deed
related
$200,000 · Carole Arnold
Sep 28, 2022
—
Christopher M Curzon
—
Deed
related
$500,000 · Angeleno Lending LP
Aug 24, 2022
—
Christopher Curzon
New Technology Enterprises INC
Grant Deed
—
Jul 6, 2021
—
New Technology Enterprises INC
—
Deed
related
$200,000 · Shanti Layman
Apr 23, 2019
—
New Technology Ents INC
New Technology Ents INC
Quit Claim Deed
related
$205,000 · Moskowitz L & J 2007 L/tr (rt)
Feb 26, 2016
—
New Technology Ents INC
San Luis Construction
Quit Claim Deed
$155,000 · Moskowitz L & J 2007 Tr (pt)
Jun 21, 2013
$159,000
Contruction San Luis
Parento,dean
Grant Deed
$160,000 · James Dunn
Aug 26, 2011
$64,500
Dean Parento
Us Bank NA 2007-he2
Grant Deed
—
Aug 26, 2011
—
Dean Parento
Parento,lois M
Quit Claim Deed
related
—
May 6, 2010
$232,919
Us Bank NA Series 2007-he2 Tr
Law Offices Of Les Zieve
Trustees Deed
related
—
Sep 25, 2007
—
Juan Yebra
Martinez,maria E
Quit Claim Deed
related
—
May 7, 2007
—
Juan Yebra
Yebra,juan & Amelia S
Quit Claim Deed
related
—
Jun 8, 2000
—
Juan Yebra
Yebra,maria E
Quit Claim Deed
related
$70,000 · Axiom Financial INC
—
—
Juan Yebra
—
Deed Of Trust
related
$210,000 · Fieldstone Mortgage Co
—
—
Juan Yebra
—
Deed Of Trust
related
$106,500 · Cameron Financial Group INC
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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