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Property profile & analytics
OFF-MARKET
Estimated value
$850,000
Office Spaces
310 Halcyon Rd Ste 102, Arroyo Grande, CA 93420-3863
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-0904757
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
1986
Construction
WOOD
Total area
1,828 SF
Lot
0.04 ac (1,828 SF)
Zoning code
O
APN
077-205-002
UPID
US09-0904757
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
$830k
CAP Approach
CAP
$560k
Comparable Approach
Comparable
$918k
Blend (final)
Blend
$850k
Owner & transaction history
Igor And Oksana Galan LLC · 3 yrs held
Igor And Oksana Galan LLC
since 2022
Last sale
$912,500
7 recorded transactions
Zoning & alternative use
O · Arroyo Grande, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$910,000
+29.5%
Auto repair, garage
$835,000
+18.8%
Medical building
$750,000
+6.8%
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
$680,000
ML approach
$830,000
CAP Approach
CAP Return
Estimation
6%
$605,000
6.5%
$560,000
7%
$520,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$705,000
Current use
COMMERCIAL (GENERAL)
$910,000
Change: +29% · Conversion: Easy
AUTO REPAIR, GARAGE
$835,000
Change: +19% · Conversion: Difficult
MEDICAL BUILDING
$750,000
Change: +7% · Conversion: Easy
RETAIL STORES
$675,000
Change: -4% · Conversion: Moderate
Blend value · Realmo final
$850k
Range $765k – $935k · ±10% · vs last sale $913k (Jul 29 2022)
Last sale anchor
$913k
Jul 29 2022
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
$465 / 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
$6,027
Tax year 2024
Assessed value
$571,200
Assessed 2024
Previous assessed
$571,200
+0.0% YoY
Effective rate
1.06%
On assessed value
Assessed land
$188,700
Assessed improvement
$382,500
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
Office Spaces
Use group
CONDOMINIUM OFFICES
Status
Off-Market
Year built
1986
Construction
WOOD
Heating
NONE
Total area
1,828 SF
Lot
0.04 ac (1,828 SF)
Zoning code
O
APN
077-205-002
UPID
US09-0904757
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
OFFICE BUILDING Current
Est. value
$705,000
COMMERCIAL (GENERAL)
Est. value
$910,000
AUTO REPAIR, GARAGE
Est. value
$835,000
MEDICAL BUILDING
Est. value
$750,000
RETAIL STORES
Est. value
$675,000
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
MEDICAL 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
1986
Construction
WOOD
Heating
NONE
Lot
0.04 ac
Current owner
From public records · entity-resolved
Igor And Oksana Galan LLC
Entity
Mailing address
675 GOLDEN GRV PL, ARROYO GRANDE, CA 93420-9647
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 29, 2022
$912,500
Igor And Oksana Galan LLC
Ron Alan Vander Weerd
Grant Deed
$694,000 · Community Bank Of Santa Maria
Nov 1, 2012
—
Limberg Family Trust
Limberg Eye Surgery INC
Quit Claim Deed
related
—
Aug 31, 2000
$160,210
James Martin
Fayne,michael K
Trustees Deed
—
Oct 31, 1991
—
Michael K Payne
Stob,olivia
Grant Deed
$245,000 · Templeton National Bank
—
—
Michael K Payne
—
Deed Of Trust
related
$215,300 · Commerce Bank
—
—
Limberg Family Trust
—
Deed Of Trust
related
$487,500 · Bank Of America
—
—
Michael K Payne
—
Deed Of Trust
related
$29,700 · Commerce Bank
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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