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Property profile & analytics
OFF-MARKET
Office buildings
225 Br St, Arroyo Grande, CA 93420-2703
Individually Owned
2-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-1700855
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1935
Construction
WOOD
Total area
1,382 SF
Lot
0.11 ac (5,000 SF)
Zoning code
VC
APN
007-192-028
UPID
US09-1700855
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
David A Gaddis · 2 yrs held
David A Gaddis
since 2024
Last sale
$450,000
7 recorded transactions
Zoning & alternative use
VC · Arroyo Grande, 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 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
$5,511
Tax year 2024
Assessed value
$522,259
Assessed 2024
Previous assessed
$522,259
+0.0% YoY
Effective rate
1.06%
On assessed value
Assessed land
$290,145
Assessed improvement
$232,114
Applied tax rate
1.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1935
Construction
WOOD
Heating
NONE
Rooms
5
Bathrooms
2
Total area
1,382 SF
Lot
0.11 ac (5,000 SF)
Zoning code
VC
APN
007-192-028
UPID
US09-1700855
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
VC · Arroyo Grande, CA
Zoning VC · permitted uses
VC · Arroyo Grande, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Arroyo Grande. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1935
Construction
WOOD
Heating
NONE
Rooms
5
Bathrooms
2
Lot
0.11 ac
Current owner
From public records · entity-resolved
David A Gaddis
Individual
Free & Clear · 2 yrs held
Mailing address
981 LONGVIEW AVE, PISMO BEACH, CA 93449-2430
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 16, 2024
—
David A Gaddis
David A Gaddis
Intrafamily Transfer
related
—
Dec 6, 2017
—
Gaddis Family Trust
Gaddis,david & Sharla
Quit Claim Deed
related
—
Jun 17, 2016
$450,000
David Gaddis
Zeilenga R P & J K Trust
Grant Deed
related
—
Mar 2, 2016
$450,000
David Gaddis
Cynthia Riemersma
Grant Deed
$200,000 · Pacific Trust Mortgage
Nov 2, 2015
—
Zeilenga,robert P & Janet K Trust
Zeilenga Robert & J Trust
Quit Claim Deed
related
—
Jul 31, 2013
—
Zimmerman Family Trust
David Family Trust
Quit Claim Deed
related
—
Sep 18, 2008
—
Susan Gaddis
David,andrew
Affidavit Of Death
related
—
Mar 11, 2008
—
Zeilenga Robert & Janet Trust
Zeilenga,robert & Janet K
Quit Claim Deed
related
—
Jan 23, 2006
—
David Family Trust
David Family Trust
Quit Claim Deed
related
—
Apr 26, 1996
—
Zimmerman Trust
Zimmerman,michael E & Joan D
Quit Claim Deed
related
—
—
—
Michae Zimmerman
—
Deed Of Trust
related
$65,000 · Mid State 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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