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Property profile & analytics
OFF-MARKET
Estimated value
$5,995,000
Retail space
505 Sandydale Dr Nipomo, CA 93444-9277
Individually Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1537667
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1988
Total area
14,000 SF
Lot
3.16 ac (137,649 SF)
Zoning code
CS
APN
091-326-038
UPID
US09-1537667
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
Current use
Occupant on record · Public records
-
F45 Training Nipomo Gym & Fitness Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.90M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$6.92M
Blend (final)
Blend
$6.00M
Owner & transaction history
Kathryn M Ramseyer · 4 yrs held
Kathryn M Ramseyer
since 2021
Last sale
$5.5M
3 recorded transactions
Zoning & alternative use
CS · Nipomo, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$7.0M
+55.1%
Office building
$6.7M
+47.0%
Auto repair, garage
$6.4M
+41.0%
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 Nipomo submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Nipomo 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
$6,255,000
ML approach
$5,900,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$4,540,000
Current use
RESTAURANT
$7,040,000
Change: +55% · Conversion: Easy
OFFICE BUILDING
$6,675,000
Change: +47% · Conversion: Easy
AUTO REPAIR, GARAGE
$6,400,000
Change: +41% · Conversion: Difficult
COMMERCIAL (GENERAL)
$6,360,000
Change: +40% · Conversion: Easy
MEDICAL BUILDING
$5,750,000
Change: +27% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$5,190,000
Change: +14% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$4,505,000
Change: -1% · Conversion: Difficult
Blend value · Realmo final
$6.00M
Range $5.40M – $6.59M · ±10% · vs last sale $5.45M (Aug 13 2021)
Last sale anchor
$5.45M
Aug 13 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
$428 / 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
$59,489
Tax year 2024
Assessed value
$5,670,180
Assessed 2024
Previous assessed
$5,670,180
+0.0% YoY
Effective rate
1.05%
On assessed value
Assessed land
$2,080,800
Assessed improvement
$3,589,380
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
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
Year built
1988
Heating
NONE
Buildings
3
Total area
14,000 SF
Lot
3.16 ac (137,649 SF)
Zoning code
CS
APN
091-326-038
UPID
US09-1537667
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
CS · Nipomo, CA
Zoning CS · permitted uses
CS · Nipomo, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Nipomo. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$4.5M
RESTAURANT
Est. value
$7.0M
OFFICE BUILDING
Est. value
$6.7M
AUTO REPAIR, GARAGE
Est. value
$6.4M
COMMERCIAL (GENERAL)
Est. value
$6.4M
MEDICAL BUILDING
Est. value
$5.8M
APARTMENT HOUSE (5+ UNITS)
Est. value
$5.2M
INDUSTRIAL (GENERAL)
Est. value
$4.5M
RETAIL STORES Current
RESTAURANT
OFFICE BUILDING
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
MEDICAL BUILDING
APARTMENT HOUSE (5+ UNITS)
INDUSTRIAL (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
1988
Heating
NONE
Buildings
3
Lot
3.16 ac
Current owner
From public records · entity-resolved
Kathryn M Ramseyer
Individual
Mailing address
19762 MACARTHUR BLVD STE #100, IRVINE, CA 92612-2425
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 13, 2021
$5,450,000
Kathryn M Ramseyer
Brent M Gross
Grant Deed
$3,679,000 · Citizens Bank NA
Apr 1, 1999
$2,100,000
Brent M Gross
Weaver Trust
Grant Deed
$1,500,000 · Seller
—
—
Weaver Trust
—
Deed Of Trust
related
$600,258 · Bank Of America
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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