New search
Property profile & analytics
OFF-MARKET
Estimated value
$4,325,000
Apartment buildings
450 Elm St, Arroyo Grande, CA 93420-3740
Individually Owned
5-yr Hold
Absentee Owner
Property ID
US09-3263679
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1975
Construction
WOOD
Total area
27,674 SF
Lot
1.93 ac (84,160 SF)
Zoning code
R3
APN
077-241-036
UPID
US09-3263679
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
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.33M
Owner & transaction history
Kari Eiler · 5 yrs held
Kari Eiler
since 2021
7 recorded transactions
Zoning & alternative use
R3 · Arroyo Grande, 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 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$156 / 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
$36,944
Tax year 2024
Assessed value
$3,501,286
Assessed 2024
Previous assessed
$3,501,286
+0.0% YoY
Effective rate
1.06%
On assessed value
Assessed land
$1,274,732
Assessed improvement
$2,226,554
Applied tax rate
1.0000
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
1975
Construction
WOOD
Heating
NONE
Rooms
168
Bathrooms
61
Total area
27,674 SF
Lot
1.93 ac (84,160 SF)
Zoning code
R3
APN
077-241-036
UPID
US09-3263679
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
R3 · Arroyo Grande, CA
Zoning R3 · permitted uses
R3 · 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.
Building & site characteristics
From public records
Year built
1975
Construction
WOOD
Heating
NONE
Rooms
168
Bathrooms
61
Lot
1.93 ac
Current owner
From public records · entity-resolved
Kari Eiler
Individual
Mailing address
318 AVILA WAY, SANTA BARBARA, CA 93108-2126
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 11, 2021
—
Kari Eiler
Monica E Eiler
Intrafamily Transfer
related
—
Jun 24, 2020
—
Eiler,monica E Tr
—
Deed
related
$880,000 · Northern Tr
Jan 3, 2014
—
Eiler,monica E Survivors Trust
Eiler Family Trust
Quit Claim Deed
related
—
Mar 1, 2010
—
Eiler Family Trust
Eiler,richard W & Monica E
Quit Claim Deed
related
—
Feb 9, 1993
—
Richard W Eiler
Lsu Properties
Quit Claim Deed
related
$1,540,000 · Southern California Fed'l S&l
—
—
Eiler,monica E Tr
—
Deed Of Trust
related
$880,000 · Northern Tr
—
—
Eiler Family Trust
—
Deed Of Trust
related
$1,050,000 · Us Bank NA
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 450 Elm St?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
