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Property profile & analytics
OFF-MARKET
Estimated value
$1,030,000
Investment properties
328 Pier Ave Oceano, CA 93445-9741
Individually Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-0926002
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1991
Construction
WOOD
Total area
2,767 SF
Lot
0.06 ac (2,760 SF)
Zoning code
CR
APN
061-012-047
UPID
US09-0926002
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
$1.13M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$975k
Blend (final)
Blend
$1.03M
Owner & transaction history
Bryan Mccutchen · 5 yrs held
Bryan Mccutchen
since 2020
Last sale
$949,500
6 recorded transactions
Zoning & alternative use
CR · Oceano, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.3M
+4.9%
Auto repair, garage
$1.3M
+0.6%
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 Oceano submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Oceano 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
$1,150,000
ML approach
$1,125,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,255,000
Current use
OFFICE BUILDING
$1,320,000
Change: +5% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,265,000
Change: +1% · Conversion: Difficult
MEDICAL BUILDING
$1,135,000
Change: -10% · Conversion: Easy
Blend value · Realmo final
$1.03M
Range $927k – $1.13M · ±10% · vs last sale $950k (Dec 9 2020)
Last sale anchor
$950k
Dec 9 2020
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
$372 / 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
$11,084
Tax year 2024
Assessed value
$1,007,615
Assessed 2024
Previous assessed
$1,007,615
+0.0% YoY
Effective rate
1.10%
On assessed value
Assessed land
$424,483
Assessed improvement
$583,132
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
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
1991
Construction
WOOD
Heating
NONE
Total area
2,767 SF
Lot
0.06 ac (2,760 SF)
Zoning code
CR
APN
061-012-047
UPID
US09-0926002
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
CR · Oceano, CA
Zoning CR · permitted uses
CR · Oceano, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Oceano. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.3M
OFFICE BUILDING
Est. value
$1.3M
AUTO REPAIR, GARAGE
Est. value
$1.3M
MEDICAL BUILDING
Est. value
$1.1M
COMMERCIAL (GENERAL) Current
OFFICE BUILDING
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
1991
Construction
WOOD
Heating
NONE
Lot
0.06 ac
Current owner
From public records · entity-resolved
Bryan Mccutchen
Individual
Mailing address
5670 COLUMBIA DR S, FRESNO, CA 93727-6113
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
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
Dec 9, 2020
$949,500
Bryan Mccutchen
Richard L De Leo
Grant Deed
$749,500 · Richard L & Lynn B De Leo
May 24, 2013
$534,000
Richard L De Leo
Kirby Family Living Trust
Grant Deed
—
Feb 7, 2008
—
Kirby Family Living Trust
Kirby,bruce E & Roseanne E
Quit Claim Deed
related
—
May 15, 2001
$540,000
Bruce E Kirby
Dyer,weldon D & Rita G
Grant Deed
$378,000 · San Luis Trust Bank
Mar 20, 1998
$275,000
Weldon D Dyer
Minicucci,emil P
Grant Deed
$185,000 · Santa Lucia Bank
—
—
Emil P Minicucci
—
Deed Of Trust
related
$235,000 · Central Coast 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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