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Property profile & analytics
OFF-MARKET
Estimated value
$1,255,000
Investment properties
227 Halcyon Rd Arroyo Grande, CA 93420-3173
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2299789
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1935
Construction
WOOD FRAME
Total area
1,522 SF
Lot
0.18 ac (7,663 SF)
Zoning code
O
APN
006-543-025
UPID
US09-2299789
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
$1.30M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.17M
Blend (final)
Blend
$1.26M
Owner & transaction history
Rkrm Watson LLC · 4 yrs held
Rkrm Watson LLC
since 2021
Last sale
$1.3M
6 recorded transactions
Zoning & alternative use
O · 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
Method
Estimation
Statistic approach
$1,210,000
ML approach
$1,300,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$760,000
Current use
Blend value · Realmo final
$1.26M
Range $1.13M – $1.38M · ±10% · vs last sale $1.30M (Dec 8 2021)
Last sale anchor
$1.30M
Dec 8 2021
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
$825 / 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
$14,271
Tax year 2024
Assessed value
$1,352,520
Assessed 2024
Previous assessed
$1,352,520
+0.0% YoY
Effective rate
1.06%
On assessed value
Assessed land
$624,240
Assessed improvement
$728,280
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1935
Construction
WOOD FRAME
Heating
NONE
Rooms
5
Bathrooms
1
Total area
1,522 SF
Lot
0.18 ac (7,663 SF)
Zoning code
O
APN
006-543-025
UPID
US09-2299789
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
O · Arroyo Grande, CA
Zoning O · permitted uses
O · 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
COMMERCIAL (GENERAL) Current
Est. value
$760,000
COMMERCIAL (GENERAL) Current
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
1935
Construction
WOOD FRAME
Heating
NONE
Rooms
5
Bathrooms
1
Lot
0.18 ac
Current owner
From public records · entity-resolved
Rkrm Watson LLC
Entity
Mailing address
368 VLG GLN DR, ARROYO GRANDE, CA 93420-2103
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 8, 2021
$1,300,000
Rkrm Watson LLC
Veronica Carole Cook
Grant Deed
$500,000 · Veronica Carole Cook Trust
Sep 1, 2021
—
Veronica Carole Cook
Thomas M Cook
Intrafamily Transfer
related
—
Dec 15, 2015
$150,000
Thomas M Cook
Pyle Jerry & Pat Trust
Grant Deed
$120,000 · Pyle Jerry & Pat Trust (pt)
Aug 21, 2006
—
Pyle Jerry & Pat Trust
Loeffler,emilie
Grant Deed
related
—
Nov 29, 2001
—
Pyle Trust
Pyle,gerald M & Patricia A
Quit Claim Deed
related
—
Dec 28, 1994
—
Gerald M Pyle
Loeffler,emillie
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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