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Property profile & analytics
OFF-MARKET
Estimated value
$950,000
Retail space
485 Ave Of The Flags Buellton, CA 93427
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1786508
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Total area
2,464 SF
Lot
0.1 ac (4,356 SF)
APN
099-283-012
UPID
US09-1786508
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
$910k
CAP Approach
CAP
$590k
Comparable Approach
Comparable
$1.25M
Blend (final)
Blend
$950k
Owner & transaction history
485 Flag LLC · 5 yrs held
485 Flag LLC
since 2021
Last sale
$995,000
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.4M
+23.2%
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 Buellton submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Buellton 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
$905,000
ML approach
$910,000
CAP Approach
CAP Return
Estimation
6%
$640,000
6.5%
$590,000
7%
$545,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,150,000
Current use
OFFICE BUILDING
$1,415,000
Change: +23% · Conversion: Easy
COMMERCIAL (GENERAL)
$1,065,000
Change: -8% · Conversion: Easy
Blend value · Realmo final
$950k
Range $855k – $1.05M · ±10% · vs last sale $995k (Jun 15 2021)
Last sale anchor
$995k
Jun 15 2021
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
$386 / 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
$8,924
Tax year 2024
Assessed value
$822,435
Assessed 2024
Previous assessed
$822,435
+0.0% YoY
Effective rate
1.09%
On assessed value
Assessed land
$233,465
Assessed improvement
$588,970
Applied tax rate
7.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Heating
NONE
Total area
2,464 SF
Lot
0.1 ac (4,356 SF)
APN
099-283-012
UPID
US09-1786508
Jurisdiction
SANTA BARBARA
Zoning & alternative use
Zoning · permitted uses
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
RETAIL STORES Current
Est. value
$1.2M
OFFICE BUILDING
Est. value
$1.4M
COMMERCIAL (GENERAL)
Est. value
$1.1M
RETAIL STORES Current
OFFICE BUILDING
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
Heating
NONE
Lot
0.1 ac
Current owner
From public records · entity-resolved
485 Flag LLC
Entity
Mailing address
3548 GLN ABBEY LN, OXNARD, CA 93036-6327
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
Jun 30, 2023
—
485 Flag LLC
—
Deed
related
$695,000 · First Bank
Jun 15, 2021
$995,000
485 Flag LLC
Leslie K Houston
Grant Deed
$714,000 · Commonwealth Business Bank
Feb 26, 2021
—
Leslie K Houston
Leslie K Houston
Intrafamily Transfer
related
$300,000 · Lantern Financial Corporation
Apr 30, 2020
—
Egst,leslie K H Trust
—
Deed
related
$235,000 · Other Institutional Lenders
Jul 27, 2009
—
Houston Leslie K Trust
Houston Family Trust
Quit Claim Deed
related
—
Apr 1, 2008
—
Houston Family Trust
Houston,lester W JR
Quit Claim Deed
related
—
—
—
Egst,leslie K H Trust
—
Deed Of Trust
related
$235,000 · Other Institutional Lenders
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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