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Property profile & analytics
OFF-MARKET
Estimated value
$575,000
Industrial properties
2251 Willow Rd, Arroyo Grande, CA 93420-5741
Individually Owned
~
Est. High Equity
Property ID
US09-1678160
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
1950
Construction
WOOD
Total area
976 SF
Lot
0.9 ac (39,150 SF)
Zoning code
M
APN
091-351-079
UPID
US09-1678160
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
$575k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$578k
Blend (final)
Blend
$575k
Owner & transaction history
Larry D And Karen L Mickey 2024 Tru
Larry D And Karen L Mickey 2024 Tru
since 2025
Last sale
$575,000
5 recorded transactions
Zoning & alternative use
M · Arroyo Grande, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$485,000
+26.0%
Auto repair, garage
$445,000
+15.6%
Medical building
$400,000
+3.9%
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
Method
Estimation
Statistic approach
$575,000
ML approach
$575,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$385,000
Current use
COMMERCIAL (GENERAL)
$485,000
Change: +26% · Conversion: Difficult
AUTO REPAIR, GARAGE
$445,000
Change: +16% · Conversion: Easy
MEDICAL BUILDING
$400,000
Change: +4% · Conversion: Difficult
OFFICE BUILDING
$375,000
Change: -3% · Conversion: Difficult
RETAIL STORES
$360,000
Change: -7% · Conversion: Moderate
Blend value · Realmo final
$575k
Range $518k – $633k · ±10% · vs last sale $575k (May 14 2024)
Last sale anchor
$575k
May 14 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
$589 / 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
$3,856
Tax year 2024
Assessed value
$374,492
Assessed 2024
Previous assessed
$374,492
+0.0% YoY
Effective rate
1.03%
On assessed value
Assessed land
$297,144
Assessed improvement
$77,348
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
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Status
Off-Market
Year built
1950
Construction
WOOD
Heating
NONE
Rooms
5
Bathrooms
1
Total area
976 SF
Lot
0.9 ac (39,150 SF)
Zoning code
M
APN
091-351-079
UPID
US09-1678160
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
M · Arroyo Grande, CA
Zoning M · permitted uses
M · 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.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$385,000
COMMERCIAL (GENERAL)
Est. value
$485,000
AUTO REPAIR, GARAGE
Est. value
$445,000
MEDICAL BUILDING
Est. value
$400,000
OFFICE BUILDING
Est. value
$375,000
RETAIL STORES
Est. value
$360,000
INDUSTRIAL (GENERAL) Current
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
MEDICAL BUILDING
OFFICE BUILDING
RETAIL STORES
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
1950
Construction
WOOD
Heating
NONE
Rooms
5
Bathrooms
1
Lot
0.9 ac
Current owner
From public records · entity-resolved
Larry D And Karen L Mickey 2024 Tru
Individual
Mailing address
2251 WILLOW RD, ARROYO GRANDE, CA 93420-5741
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2025
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
Dec 5, 2025
—
Larry D And Karen L Mickey 2024 Tru
Larry D Mickey
Deed
related
$452,000 · Sesloc FCU
May 14, 2024
—
Larry D Mickey
Larry D Mickey
Intrafamily Transfer
related
—
Nov 2, 2023
—
Larry D Mickey
Lora L Bell
Quit Claim Deed
related
—
Oct 2, 2023
$575,000
Larry D Mickey
Lora L Bell
Grant Deed
$360,000 · Kind Lending LLC
Jul 7, 2015
—
Mickey Trust
Mickey,roy E
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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