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Property profile & analytics
OFF-MARKET
Estimated value
$610,000
Mobile home & RV parks
3485 Ryan Rd Creston, CA 93432-9661
Individually Owned
4-yr Hold
~
Est. High Equity
Property ID
US09-2256845
Property profile
Verified
Property type
Mobile home & RV parks
Use group
MOBILE HOME PARK, TRAILER PARK
Year built
1986
Construction
TYPE NOT SPECIFIED
Total area
1,680 SF
Lot
17.78 ac (774,496 SF)
Zoning code
AG
APN
043-151-007
UPID
US09-2256845
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
$585k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$564k
Blend (final)
Blend
$610k
Owner & transaction history
Ashley Katherine Lombardo · 4 yrs held
Ashley Katherine Lombardo
since 2022
Last sale
$688,000
7 recorded transactions
Zoning & alternative use
AG · Creston, 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 Creston submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Creston 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
$515,000
ML approach
$585,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
MOBILE HOME PARK, TRAILER PARK
$865,000
Current use
OFFICE BUILDING
$800,000
Change: -7% · Conversion: Difficult
AUTO REPAIR, GARAGE
$770,000
Change: -11% · Conversion: Difficult
COMMERCIAL (GENERAL)
$765,000
Change: -12% · Conversion: Difficult
Blend value · Realmo final
$610k
Range $549k – $671k · ±10% · vs last sale $688k (Jun 8 2022)
Last sale anchor
$688k
Jun 8 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
$363 / 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
$7,954
Tax year 2024
Assessed value
$715,795
Assessed 2024
Previous assessed
$715,795
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$520,200
Assessed improvement
$195,595
Applied tax rate
54.0000
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
Mobile home & RV parks
Use group
MOBILE HOME PARK, TRAILER PARK
Status
Off-Market
Year built
1986
Construction
TYPE NOT SPECIFIED
Heating
NONE
Rooms
7
Bathrooms
2
Total area
1,680 SF
Lot
17.78 ac (774,496 SF)
Zoning code
AG
APN
043-151-007
UPID
US09-2256845
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
AG · Creston, CAZoning AG · permitted uses
AG · Creston, 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
MOBILE HOME PARK, TRAILER PARK Current
Est. value
$865,000
OFFICE BUILDING
Est. value
$800,000
AUTO REPAIR, GARAGE
Est. value
$770,000
COMMERCIAL (GENERAL)
Est. value
$765,000
MOBILE HOME PARK, TRAILER PARK Current
OFFICE BUILDING
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
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
TYPE NOT SPECIFIED
Heating
NONE
Rooms
7
Bathrooms
2
Lot
17.78 ac
Current owner
From public records · entity-resolved
Ashley Katherine Lombardo
Individual
Mailing address
3485 RYAN RD, CRESTON, CA 93432-9661
Mailing matches property
Yes
Owner-occupied
Yes
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
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 8, 2022
$688,000
Ashley Katherine Lombardo
Kristie A Simmons
Grant Deed
—
Nov 2, 2018
—
Kristie A Simmons
Simmons,george L
Quit Claim Deed
related
—
Nov 2, 2018
$314,000
Kristie A Simmons
Martin Wright
Grant Deed
$250,836 · Cmg Mortgage INC
Aug 9, 2004
—
Tin Wright
Wright,martin
Quit Claim Deed
related
$65,600 · Mid-state Bank & Trust Co
Jun 20, 2003
—
Martin Wright
Wright,roxanne S
Quit Claim Deed
related
$280,000 · Lancaster Mortgage Service INC
—
—
Martin Wright
—
Deed Of Trust
related
$34,400 · Mid-state Bank & Trust Co
—
—
Martin C Wright
—
Deed Of Trust
related
$150,000 · Citizens Bank Paso Robles
—
—
Martin C Wright
—
Deed Of Trust
related
$158,743 · Mortgage House INC
—
—
Martin C Wright
—
Deed Of Trust
related
$18,000 · Mid State Bank
—
—
Martin C Wright
—
Deed Of Trust
related
$17,500 · Metropolitan Financial Corp
—
—
Martin C Wright
—
Deed Of Trust
related
$25,000 · Norwest Bank Colorado
—
—
Martin C Wright
—
Deed Of Trust
related
$262,500 · Pacific Republic Mortgage Corp
—
—
Martin C Wright
—
Deed Of Trust
related
$180,000 · Norwest Mortgage INC
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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