Individually Owned Property profile
Verified
Property type
Hospitals
Use group
HOSPITAL - PRIVATE
Year built
1962
Construction
TILT-UP CONCRETE
Total area
18,288 SF
Lot
6.3 ac (274,428 SF)
Zoning code
VR
APN
006-391-046
UPID
US09-0078388
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Medical Clinic
-
Medical Clinic
-
Association / Organization
-
Physician
-
Physician
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$7.75M
Comparable Approach
Comparable
$10.16M
Blend (final)
Blend
$7.61M
Owner & transaction history
since 2014
4 recorded transactions
Zoning & alternative use
VR · Arroyo Grande, CA
Zoning description
The village residential district is intended to protect historical resources which add interest, identity and variety to older neighborhoods, contributing to the areas quality of life by providing a visual focus on the c…
General category
RESIDENTIAL
Top alternative use upside
Restaurant
$9.2M
+22.4%
Commercial (general)
$9.1M
+21.2%
Auto repair, garage
$8.4M
+11.2%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
8 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$7.61M
Value range
$6.84M – $8.37M
±10% around blend
Estimated value / SF
$416 / SF
Confidence
Property data
88
Market benchmarks
33
Comparable evidence
60
$6.84M
blend $7.61M
$8.37M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
18,288 SF
Lot area
6.3 ac
Year built
1962
APN
006-391-046
Zoning
VR
Assessed value
$38,109,593
Annual tax
$40,211
3
Income approach: direct capitalization
Partial preview
Income approach indication
$7.75M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$8.39M
@ 6.5% CAP return
$7.75M
@ 7% CAP return
$7.19M
4
Sales comparison
Partial preview
Sales approach indication
$10.16M
Range $4.44M – $10.16M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$7.61M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 40 sales
$411
+1%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $416/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Restaurant
Gross theoretical uplift
+22%
vs current-use indication
Commercial (general)
Auto Repair, Garage
Medical Building · current use
Industrial (general)
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Professional Plan · 30 reports
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$38.11M
Move the market yield to see immediate price impact.
Value / SF
$2,084
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$2.40M
$48.02M
$34.30M
$26.68M
$2.67M
$53.35M
$38.11M
$29.64M
$2.93M
$58.69M
$41.92M
$32.60M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$40,211
Tax year 2024
Assessed value
$38,109,593
Assessed 2024
Previous assessed
$38,109,593
+0.0% YoY
Effective rate
0.11%
On assessed value
Assessed land
$3,066,614
Assessed improvement
$35,042,979
Applied tax rate
1.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Hospitals
Use group
HOSPITAL - PRIVATE
Status
Off-Market
Year built
1962
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
2
Total area
18,288 SF
Lot
6.3 ac (274,428 SF)
Zoning code
VR
APN
006-391-046
UPID
US09-0078388
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
VR · Arroyo Grande, CAZoning VR · permitted uses
VR · Arroyo Grande, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
The village residential district is intended to protect historical resources which add interest, identity and variety to older neighborhoods, contributing to the areas quality of life by providing a visual focus on the c…
General category
RESIDENTIAL
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1962
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
2
Lot
6.3 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
VR
RESIDENTIAL
Jurisdiction
Arroyo Grande, CA
Recorded code
VR
Official district
VR
Official district profile
What the municipal code says about VR
Zoning description
The village residential district is intended to protect historical resources which add interest, identity and variety to older neighborhoods, contributing to the areas quality of life by providing a visual focus on the c…
General category
RESIDENTIAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for VR in Arroyo Grande, CA.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
Official documentVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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