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Property profile & analytics
OFF-MARKET
Estimated value
$510,000
Investment properties
2181 Cienaga St Oceano, CA 93445-9033
Individually Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-2595160
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1980
Construction
WOOD
Total area
1,423 SF
Lot
0.08 ac (3,500 SF)
Zoning code
CR
APN
062-116-032
UPID
US10-2595160
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
$510k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$372k
Blend (final)
Blend
$510k
Owner & transaction history
Norma Isabel Ruiz Santos · 1 yrs held
Norma Isabel Ruiz Santos
since 2024
Last sale
$510,000
7 recorded transactions
Zoning & alternative use
CR · Oceano, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$680,000
+4.9%
Auto repair, garage
$650,000
+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
$510,000
ML approach
$510,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$645,000
Current use
OFFICE BUILDING
$680,000
Change: +5% · Conversion: Easy
AUTO REPAIR, GARAGE
$650,000
Change: +1% · Conversion: Difficult
MEDICAL BUILDING
$585,000
Change: -10% · Conversion: Easy
Blend value · Realmo final
$510k
Range $459k – $561k · ±10% · vs last sale $510k (Nov 20 2024)
Last sale anchor
$510k
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
$358 / 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
$2,494
Tax year 2024
Assessed value
$207,241
Assessed 2024
Previous assessed
$207,241
+0.0% YoY
Effective rate
1.20%
On assessed value
Assessed land
$94,199
Assessed improvement
$113,042
Applied tax rate
52.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
1980
Construction
WOOD
Heating
NONE
Rooms
7
Bathrooms
2
Total area
1,423 SF
Lot
0.08 ac (3,500 SF)
Zoning code
CR
APN
062-116-032
UPID
US10-2595160
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
$645,000
OFFICE BUILDING
Est. value
$680,000
AUTO REPAIR, GARAGE
Est. value
$650,000
MEDICAL BUILDING
Est. value
$585,000
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
1980
Construction
WOOD
Heating
NONE
Rooms
7
Bathrooms
2
Lot
0.08 ac
Current owner
From public records · entity-resolved
Norma Isabel Ruiz Santos
Individual
Mailing address
200 S 13TH ST STE #208, GROVER BEACH, CA 93433-2263
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
$510,000
Norma Isabel Ruiz Santos
Sppd Properties LLC
Grant Deed
$460,000 · Sppd Properties LLC
Apr 4, 2014
—
Sppd Properties LLC
Sppd Partners
Quit Claim Deed
related
—
Aug 31, 2010
—
Sppd Partners
Playa Dulce LLC
Quit Claim Deed
related
—
Jun 3, 2010
$165,000
Playa Dulce LLC
Federal Home Loan Mtg Corp
Grant Deed
—
Sep 18, 2009
$245,668
Federal Home Loan Mtg Corp
Cal-western Reconveyance
Trustees Deed
related
—
Jul 15, 2005
$390,000
Michael R Winter
Gifford,paul L
Grant Deed
$312,000 · Mortgage House INC
Oct 31, 1997
—
Sandra D Gifford
Mary P Gifford Trustee
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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