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Property profile & analytics
OFF-MARKET
Estimated value
$1,055,000
Apartment buildings
3302 Ocean Blvd Cayucos, CA 93430-1846
Individually Owned
13-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-0130672
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1972
Construction
WOOD
Total area
3,276 SF
Lot
0.13 ac (5,700 SF)
Zoning code
CR
APN
064-424-020
UPID
US09-0130672
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
$975k
Comparable Approach
Comparable
$754k
Blend (final)
Blend
$1.06M
Owner & transaction history
Harry S Pascuzzi · 13 yrs held
Harry S Pascuzzi
since 2012
7 recorded transactions
Zoning & alternative use
CR · Cayucos, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.6M
+28.6%
Auto repair, garage
$1.5M
+23.3%
Commercial (general)
$1.5M
+22.6%
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 Cayucos submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Cayucos 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%
$1,055,000
6.5%
$975,000
7%
$905,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,215,000
Current use
OFFICE BUILDING
$1,560,000
Change: +29% · Conversion: Moderate
AUTO REPAIR, GARAGE
$1,495,000
Change: +23% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,490,000
Change: +23% · Conversion: Moderate
MEDICAL BUILDING
$1,345,000
Change: +11% · Conversion: Moderate
RETAIL STORES
$1,060,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$1.06M
Range $950k – $1.16M · ±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
$322 / 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
$17,788
Tax year 2024
Assessed value
$1,687,974
Assessed 2024
Previous assessed
$1,687,974
+0.0% YoY
Effective rate
1.05%
On assessed value
Assessed land
$803,866
Assessed improvement
$884,108
Applied tax rate
63.0000
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
Year built
1972
Construction
WOOD
Heating
NONE
Rooms
10
Bathrooms
8
Total area
3,276 SF
Lot
0.13 ac (5,700 SF)
Zoning code
CR
APN
064-424-020
UPID
US09-0130672
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
CR · Cayucos, CA
Zoning CR · permitted uses
CR · Cayucos, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Cayucos. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$1.2M
OFFICE BUILDING
Est. value
$1.6M
AUTO REPAIR, GARAGE
Est. value
$1.5M
COMMERCIAL (GENERAL)
Est. value
$1.5M
MEDICAL BUILDING
Est. value
$1.3M
RETAIL STORES
Est. value
$1.1M
APARTMENT HOUSE (5+ UNITS) Current
OFFICE BUILDING
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
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
1972
Construction
WOOD
Heating
NONE
Rooms
10
Bathrooms
8
Lot
0.13 ac
Current owner
From public records · entity-resolved
Harry S Pascuzzi
Individual
Mailing address
7338 N TAMERA AVE, FRESNO, CA 93711-0132
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2012
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 24, 2023
—
Harry S Pascuzzi
—
Deed
related
$548,250 · The Harry S Pascuzzi And Susan L Pascuz
Jun 14, 2016
—
Harry S Pascuzzi
—
Deed
related
$500,000 · Central Valley Community Bank
Aug 13, 2012
—
Harry S Pascuzzi
Pascuzzi,jill A
Quit Claim Deed
related
—
Dec 26, 2007
—
Pascuzzi H S Living
Pascuzzi,harry S & Jill A
Quit Claim Deed
related
—
Nov 23, 2005
$1,237,500
Harry S Pascuzzi
Gray,alan L
Grant Deed
—
Jul 18, 1997
$171,000
Allen L Gray
Lomonaco,vincent & Barbara
Grant Deed
$50,000 · Seller
Aug 31, 1990
$360,000
Lomonaco,vincent
Western,heritage
Trustees Deed
$175,000 · Individual
—
—
Vincent Lomonaco
—
Deed Of Trust
related
$145,000 · Individual
—
—
Alan L Gray
—
Deed Of Trust
related
$210,000 · Los Padres Savings 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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