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Property profile & analytics
OFF-MARKET
Estimated value
$1,855,000
Apartment buildings
258 Aspen St Arroyo Grande, CA 93420-3069
Entity Owned
27-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-0985952
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Construction
WOOD
Total area
13,285 SF
Lot
0.9 ac (39,202 SF)
Zoning code
MF
APN
077-163-028
UPID
US09-0985952
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
$2.43M
Blend (final)
Blend
$1.86M
Owner & transaction history
258 Aspen Corp · 27 yrs held
258 Aspen Corp
since 1999
5 recorded transactions
Zoning & alternative use
MF · 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
$1.86M
Range $1.67M – $2.04M · ±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
$140 / 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
$13,697
Tax year 2024
Assessed value
$1,298,113
Assessed 2024
Previous assessed
$1,298,113
+0.0% YoY
Effective rate
1.06%
On assessed value
Assessed land
$526,906
Assessed improvement
$771,207
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Construction
WOOD
Heating
NONE
Rooms
62
Bathrooms
17
Total area
13,285 SF
Lot
0.9 ac (39,202 SF)
Zoning code
MF
APN
077-163-028
UPID
US09-0985952
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
MF · Arroyo Grande, CA
Zoning MF · permitted uses
MF · 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
Construction
WOOD
Heating
NONE
Rooms
62
Bathrooms
17
Lot
0.9 ac
Current owner
From public records · entity-resolved
258 Aspen Corp
Entity
Free & Clear · 27 yrs held
Mailing address
2530 NUTMEG AVE, MORRO BAY, CA 93442-1736
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
1999
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
Jun 29, 1999
—
258 Aspen Corp
Kahn,lawrence
Grant Deed
related
—
Nov 1, 1996
$825,000
Lawrence Kahn
Williams,curtis & Loa
Grant Deed
—
Oct 1, 1992
$325,500
Curtis Williams
Mid Coast Suppli
Grant Deed
related
$65,000 · Seller
—
—
Curtis Williams
—
Deed Of Trust
related
$65,000 · Pilgeram Trust
—
—
Curtis Williams
—
Deed Of Trust
related
$539,000 · San Francisco Federal S & L
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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