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Property profile & analytics
OFF-MARKET
Estimated value
$2,140,000
Warehouses
2442 Willow Rd Arroyo Grande, CA 93420-5732
Entity Owned
13-yr Hold
Absentee Owner
Free & Clear
Property ID
US10-3025185
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1990
Construction
WOOD FRAME
Total area
21,006 SF
Lot
3.1 ac (135,036 SF)
Zoning code
IND
APN
091-402-011
UPID
US10-3025185
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
$2.72M
Blend (final)
Blend
$2.14M
Owner & transaction history
Lfoa LLC · 13 yrs held
Lfoa LLC
since 2012
5 recorded transactions
Zoning & alternative use
IND · 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$2.14M
Range $1.93M – $2.35M · ±10%
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
$102 / 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
$24,547
Tax year 2024
Assessed value
$2,339,702
Assessed 2024
Previous assessed
$2,339,702
+0.0% YoY
Effective rate
1.05%
On assessed value
Assessed land
$1,108,279
Assessed improvement
$1,231,423
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1990
Construction
WOOD FRAME
Heating
NONE
Buildings
2
Total area
21,006 SF
Lot
3.1 ac (135,036 SF)
Zoning code
IND
APN
091-402-011
UPID
US10-3025185
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
IND · Arroyo Grande, CA
Zoning IND · permitted uses
IND · 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
1990
Construction
WOOD FRAME
Heating
NONE
Buildings
2
Lot
3.1 ac
Current owner
From public records · entity-resolved
Lfoa LLC
Entity
Free & Clear · 13 yrs held
Mailing address
3650 SACRAMENTO DR, SAN LUIS OBISPO, CA 93401-7113
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2012
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
Nov 14, 2012
—
Lfoa LLC
Lackey B & P Family Trust
Grant Deed
—
May 31, 2012
$1,300,000
Bruce Lackey
Wells Fargo Bank National Associati
Grant Deed
$975,000 · Central Valley National Bank
Jan 19, 2012
$1,153,966
Wells Fargo Bk NA
Wt Capital Lender Servicesce
Trustees Deed
related
—
May 20, 2005
$1,600,000
David C Maddox
Ernest James Lundberg
Grant Deed
$1,200,000 · Wells Fargo Bank NA
May 20, 2005
—
Willowberg Trust
Lundberg,ernest J & Henrietta I
Grant 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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