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Property profile & analytics
OFF-MARKET
Estimated value
$735,000
Investment properties
332 Pier Ave Oceano, CA 93445-9700
Individually Owned
9-yr Hold
~
Est. High Equity
Property ID
US09-0938989
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1986
Construction
WOOD
Total area
2,134 SF
Lot
0.06 ac (2,760 SF)
Zoning code
CR
APN
061-012-048
UPID
US09-0938989
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
Current use
Occupant on record · Public records
-
Steve's ATV Rentals Travel Agency Tour Operator
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$752k
Blend (final)
Blend
$735k
Owner & transaction history
Stephen G Dayton · 9 yrs held
Stephen G Dayton
since 2016
5 recorded transactions
Zoning & alternative use
CR · Oceano, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.0M
+4.9%
Auto repair, garage
$975,000
+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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$970,000
Current use
OFFICE BUILDING
$1,015,000
Change: +5% · Conversion: Easy
AUTO REPAIR, GARAGE
$975,000
Change: +1% · Conversion: Difficult
MEDICAL BUILDING
$875,000
Change: -10% · Conversion: Easy
Blend value · Realmo final
$735k
Range $662k – $809k · ±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
$344 / 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
$9,456
Tax year 2024
Assessed value
$853,366
Assessed 2024
Previous assessed
$853,366
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$204,806
Assessed improvement
$648,560
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
1986
Construction
WOOD
Heating
NONE
Total area
2,134 SF
Lot
0.06 ac (2,760 SF)
Zoning code
CR
APN
061-012-048
UPID
US09-0938989
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
CR · Oceano, CAZoning CR · permitted uses
CR · Oceano, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$970,000
OFFICE BUILDING
Est. value
$1.0M
AUTO REPAIR, GARAGE
Est. value
$975,000
MEDICAL BUILDING
Est. value
$875,000
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
1986
Construction
WOOD
Heating
NONE
Lot
0.06 ac
Current owner
From public records · entity-resolved
Stephen G Dayton
Individual
Mailing address
PO BOX 2554, PISMO BEACH, CA 93448-2554
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 30, 2016
$750,000
Stephen G Dayton
Keil,randy D
Grant Deed
$675,000 · Randy D Keil
Apr 9, 2002
—
Randy D Keil
Holman,jeanette Y
Grant Deed
$208,079 · San Luis Trust Bank
Feb 28, 2001
$410,000
Randy D Keil
Wardlaw,jerrell
Grant Deed
$200,000 · Seller
Dec 4, 2000
—
Jerrell C Wardlow
Wardlow,jerrell C
Quit Claim Deed
related
$135,000 · Osborn Trust
Dec 4, 1998
$240,000
Jerrell C Wardlow
Johnson Trust
Grant Deed
—
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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