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Property profile & analytics
OFF-MARKET
Estimated value
$2,415,000
Investment properties
316 Halcyon Rd Arroyo Grande, CA 93420-3818
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-4775009
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1935
Construction
WOOD
Total area
816 SF
Lot
0.79 ac (34,412 SF)
Zoning code
O
APN
077-204-027
UPID
US09-4775009
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
$2.16M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.42M
Owner & transaction history
Black Horse Property LLC · 4 yrs held
Black Horse Property LLC
since 2022
Last sale
$2.7M
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
$2,185,000
ML approach
$2,160,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$2.42M
Range $2.17M – $2.66M · ±10% · vs last sale $2.66M (Jun 30 2022)
Last sale anchor
$2.66M
Jun 30 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
$2,960 / 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
$29,195
Tax year 2024
Assessed value
$2,766,943
Assessed 2024
Previous assessed
$2,766,943
+0.0% YoY
Effective rate
1.06%
On assessed value
Assessed land
$676,260
Assessed improvement
$2,090,683
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
Heating
NONE
Buildings
5
Rooms
5
Bathrooms
6
Total area
816 SF
Lot
0.79 ac (34,412 SF)
Zoning code
O
APN
077-204-027
UPID
US09-4775009
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.
Building & site characteristics
From public records
Year built
1935
Construction
WOOD
Heating
NONE
Buildings
5
Rooms
5
Bathrooms
6
Lot
0.79 ac
Current owner
From public records · entity-resolved
Black Horse Property LLC
Entity
Mailing address
1332 ANACAPA ST STE #120, SANTA BARBARA, CA 93101-2090
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 30, 2022
$2,659,500
Black Horse Property LLC
Michael C Peachey
Grant Deed
$1,019,811 · Michael Peachey
Jun 30, 2020
—
Michael,craig Peachey & Trust
Michael C Peachey
Quit Claim Deed
related
—
Jul 10, 2018
—
Wayne R Stuart
Stuart,wayne R
Quit Claim Deed
related
—
Sep 30, 2013
$850,000
Michael C Peachey
Nancy Jo Ferrari
Grant Deed
$748,500 · Wells Fargo Bank NA
Sep 30, 2013
—
Wayne R Stuart
Stuart,cynthia M
Quit Claim Deed
related
—
—
—
Nancy J Ferrari
—
Deed Of Trust
related
$50,000 · Mid State 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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