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Property profile & analytics
OFF-MARKET
Estimated value
$870,000
Mobile home & RV parks
450 Cougar Cyn Way, Arroyo Grande, CA 93420-6974
Individually Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-5367333
Property profile
Verified
Property type
Mobile home & RV parks
Use group
MOBILE HOME PARK, TRAILER PARK
Year built
2003
Construction
TYPE NOT SPECIFIED
Total area
1,152 SF
Lot
29.34 ac (1,278,050 SF)
Zoning code
RL
APN
048-061-026
UPID
US09-5367333
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
$875k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$859k
Blend (final)
Blend
$870k
Owner & transaction history
Dillon Ragone · 3 yrs held
Dillon Ragone
since 2023
Last sale
$875,000
5 recorded transactions
Zoning & alternative use
RL · Arroyo Grande, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$575,000
+3.6%
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 Arroyo Grande submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Arroyo Grande 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
$980,000
ML approach
$875,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
MOBILE HOME PARK, TRAILER PARK
$555,000
Current use
COMMERCIAL (GENERAL)
$575,000
Change: +4% · Conversion: Difficult
AUTO REPAIR, GARAGE
$525,000
Change: -5% · Conversion: Difficult
Blend value · Realmo final
$870k
Range $783k – $957k · ±10% · vs last sale $875k (Jun 21 2023)
Last sale anchor
$875k
Jun 21 2023
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
$755 / 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
$9,364
Tax year 2024
Assessed value
$892,500
Assessed 2024
Previous assessed
$892,500
+0.0% YoY
Effective rate
1.05%
On assessed value
Assessed land
$765,000
Assessed improvement
$127,500
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
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
Mobile home & RV parks
Use group
MOBILE HOME PARK, TRAILER PARK
Status
Off-Market
Year built
2003
Construction
TYPE NOT SPECIFIED
Heating
NONE
Buildings
2
Rooms
5
Bathrooms
2
Total area
1,152 SF
Lot
29.34 ac (1,278,050 SF)
Zoning code
RL
APN
048-061-026
UPID
US09-5367333
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
RL · Arroyo Grande, CA
Zoning RL · permitted uses
RL · Arroyo Grande, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Arroyo Grande. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
MOBILE HOME PARK, TRAILER PARK Current
Est. value
$555,000
COMMERCIAL (GENERAL)
Est. value
$575,000
AUTO REPAIR, GARAGE
Est. value
$525,000
MOBILE HOME PARK, TRAILER PARK Current
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
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
2003
Construction
TYPE NOT SPECIFIED
Heating
NONE
Buildings
2
Rooms
5
Bathrooms
2
Lot
29.34 ac
Current owner
From public records · entity-resolved
Dillon Ragone
Individual
Mailing address
305 VIA BONITA, REDONDO BEACH, CA 90277-6423
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
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
Jun 21, 2023
$875,000
Dillon Ragone
Donald Edward Nicholson
Grant Deed
$720,000 · Rocket Mortgage LLC
Mar 5, 2019
—
Nicholson,don & Bert Trust
—
Deed
related
$255,000 · Rabobank
Jan 29, 1992
$25,500
Donald Nicholson
Otis,ruth E
Grant Deed
—
—
—
Nicholson,don & Bert Trust
—
Deed Of Trust
related
$255,000 · Rabobank
—
—
Nicholson,tr
—
Deed Of Trust
related
$250,000 · Mid-state Bank & Trust Co
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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