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Property profile & analytics
OFF-MARKET
Assisted living facilities
2172 Halcyon Rd Arroyo Grande, CA 93420-6536
Individually Owned
16-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-0172636
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1980
Construction
WOOD
Total area
1,393 SF
Lot
5 ac (217,800 SF)
Zoning code
RR
APN
075-232-051
UPID
US09-0172636
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
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Arpad Soo · 16 yrs held
Arpad Soo
since 2009
2 recorded transactions
Zoning & alternative use
RR · Arroyo Grande, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
This district is intended as an area for development of low density, large lot residential dwelling units at a maximum density of one dwelling unit per one gross acre
Zone name
Rural Residential
General category
RESIDENTIAL
Zone area
168.34 ac
Source
Realmo
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$21,736
Tax year 2024
Assessed value
$2,071,732
Assessed 2024
Previous assessed
$2,071,732
+0.0% YoY
Effective rate
1.05%
On assessed value
Assessed land
$529,678
Assessed improvement
$1,542,054
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
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1980
Construction
WOOD
Heating
FORCED AIR
Buildings
2
Stories
1
Rooms
26
Bathrooms
18
Total area
1,393 SF
Lot
5 ac (217,800 SF)
Zoning code
RR
APN
075-232-051
UPID
US09-0172636
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
RR · Arroyo Grande, CAZoning RR · permitted uses
RR · Arroyo Grande, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
This district is intended as an area for development of low density, large lot residential dwelling units at a maximum density of one dwelling unit per one gross acre
Zone name
Rural Residential
General category
RESIDENTIAL
Zone area
168.34 ac
Source
Realmo
Building & site characteristics
From public records
Year built
1980
Construction
WOOD
Heating
FORCED AIR
Stories
1
Buildings
2
Rooms
26
Bathrooms
18
Lot
5 ac
Current owner
From public records · entity-resolved
Arpad Soo
Individual
Mailing address
134 MOORE LN, ARROYO GRANDE, CA 93420-5006
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2009
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 4, 2009
—
Arpad Soo
Arpad Soo
Intrafamily Transfer
related
$1,708,000 · San Luis Trust Bank
—
—
Soo Arpad & Adela Family 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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