Entity Owned Property profile
Verified
Property type
Vineyards
Use group
WINERY
Year built
1900
Construction
WOOD
Total area
1,998 SF
Lot
269.5 ac (11,739,420 SF)
Zoning code
AG
APN
047-081-031
UPID
US09-1878899
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Food Processing Plant
-
Construction Company General Contractor
-
Brewery & Distillery Specialty Food Shop
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$510k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$522k
Blend (final)
Blend
$515k
Owner & transaction history
since 2007
1 recorded transaction
Zoning & alternative use
AG · Arroyo Grande, CA
Zoning description
The primary purpose of the AG district is to provide for and protect lands for agricultural crop production, grazing, limited sales of agricultural products, and limited agricultural support industries and services
General category
AGRICULTURAL
Top alternative use upside
Commercial (general)
$545,000
+86.8%
Office building
$520,000
+79.3%
Auto repair, garage
$420,000
+44.6%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
5 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$515k
Value range
$464k – $567k
±10% around blend
Estimated value / SF
$258 / SF
Confidence
Property data
100
Comparable evidence
60
$464k
blend $515k
$567k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
1,998 SF
Lot area
269.5 ac
Year built
1900
Stories
2
APN
047-081-031
Zoning
AG
Assessed value
$7,032,484
Annual tax
$78,141
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$522k
Range $142k – $522k
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$515k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Alternative use screening
Partial preview
Top alternative use
Commercial (general)
Gross theoretical uplift
+87%
vs current-use indication
Office Building
Auto Repair, Garage
Retail Stores
Medical Building
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Professional Plan · 30 reports
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$7.03M
Move the market yield to see immediate price impact.
Value / SF
$3,520
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$443k
$8.86M
$6.33M
$4.92M
$492k
$9.85M
$7.03M
$5.47M
$542k
$10.83M
$7.74M
$6.02M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$78,141
Tax year 2024
Assessed value
$7,032,484
Assessed 2024
Previous assessed
$7,032,484
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$1,023,072
Assessed improvement
$6,009,412
Applied tax rate
112.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Vineyards
Use group
WINERY
Status
Off-Market
Year built
1900
Construction
WOOD
Heating
NONE
Stories
2
Rooms
7
Bathrooms
1
Total area
1,998 SF
Lot
269.5 ac (11,739,420 SF)
Zoning code
AG
APN
047-081-031
UPID
US09-1878899
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
AG · Arroyo Grande, CAZoning AG · permitted uses
AG · Arroyo Grande, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
The primary purpose of the AG district is to provide for and protect lands for agricultural crop production, grazing, limited sales of agricultural products, and limited agricultural support industries and services
General category
AGRICULTURAL
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1900
Construction
WOOD
Heating
NONE
Stories
2
Rooms
7
Bathrooms
1
Lot
269.5 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
AG
AGRICULTURAL
Jurisdiction
Arroyo Grande, CA
Recorded code
AG
Official district
AG
Official district profile
What the municipal code says about AG
Zoning description
The primary purpose of the AG district is to provide for and protect lands for agricultural crop production, grazing, limited sales of agricultural products, and limited agricultural support industries and services
General category
AGRICULTURAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for AG in Arroyo Grande, CA.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
Official documentVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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