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Property profile & analytics
OFF-MARKET
Apartment buildings
2185 Mtn Vw Dr, Los Osos, CA 93402-3349
Trust Owned
28-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-1435204
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Lot
0.45 ac (19,624 SF)
Zoning code
RMF
APN
074-302-018
UPID
US09-1435204
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
Palermo Trust · 28 yrs held
Palermo Trust
since 1997
5 recorded transactions
Zoning & alternative use
RMF · Los Osos, 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 Los Osos submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Los Osos 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
$19,350
Tax year 2024
Assessed value
$459,256
Assessed 2024
Previous assessed
$459,256
+0.0% YoY
Effective rate
4.21%
On assessed value
Assessed land
$219,854
Assessed improvement
$239,402
Applied tax rate
112.0000
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
Heating
NONE
Lot
0.45 ac (19,624 SF)
Zoning code
RMF
APN
074-302-018
UPID
US09-1435204
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
RMF · Los Osos, CA
Zoning RMF · permitted uses
RMF · Los Osos, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Los Osos. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Heating
NONE
Lot
0.45 ac
Current owner
From public records · entity-resolved
Palermo Trust
Trust
Free & Clear · 28 yrs held
Mailing address
5444 VIA OLAS, NEWBURY PARK, CA 91320-6890
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
1997
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
Aug 25, 1997
—
Palermo Trust
Palermo,guido B & Angelina
Quit Claim Deed
related
—
Jun 4, 1996
—
Guido Palermo
Palermo,guido B & Angelina
Quit Claim Deed
related
—
Jun 4, 1996
$285,000
Palermo,guido B & Angelina
Kennedy,g R & Donna J
Trustees Deed
$118,000 · Southern Pacific Thrift & Loan
Jun 4, 1996
$136,500
Kennedy G R
Kennedy,mark
Grant Deed
related
—
Feb 15, 1989
$146,000
G R Kennedy
Willson,i A
Trustees Deed
related
$19,144 · Madsoudian Y Leo
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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