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Property profile & analytics
OFF-MARKET
Estimated value
$575,000
Investment properties
52 San Miguel St Avila Beach, CA 93424-3578
Entity Owned
4-yr Hold
Free & Clear
Property ID
US09-2139641
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1917
Construction
WOOD FRAME
Total area
1,510 SF
Lot
0.11 ac (4,629 SF)
Zoning code
CR
APN
076-218-004
UPID
US09-2139641
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
$395k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$577k
Blend (final)
Blend
$575k
Owner & transaction history
Kaatz Avila II LLC · 4 yrs held
Kaatz Avila II LLC
since 2021
3 recorded transactions
Zoning & alternative use
CR · Avila Beach, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$720,000
+4.9%
Auto repair, garage
$690,000
+0.6%
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 Avila Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Avila Beach 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
by Request
ML approach
$395,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$685,000
Current use
OFFICE BUILDING
$720,000
Change: +5% · Conversion: Easy
AUTO REPAIR, GARAGE
$690,000
Change: +1% · Conversion: Difficult
MEDICAL BUILDING
$620,000
Change: -10% · Conversion: Easy
Blend value · Realmo final
$575k
Range $518k – $633k · ±10%
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
$381 / 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
$12,078
Tax year 2024
Assessed value
$1,087,017
Assessed 2024
Previous assessed
$1,087,017
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$186,442
Assessed improvement
$900,575
Applied tax rate
112.0000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1917
Construction
WOOD FRAME
Heating
NONE
Stories
1
Rooms
5
Bathrooms
7
Total area
1,510 SF
Lot
0.11 ac (4,629 SF)
Zoning code
CR
APN
076-218-004
UPID
US09-2139641
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
CR · Avila Beach, CAZoning CR · permitted uses
CR · Avila Beach, 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
COMMERCIAL (GENERAL) Current
Est. value
$685,000
OFFICE BUILDING
Est. value
$720,000
AUTO REPAIR, GARAGE
Est. value
$690,000
MEDICAL BUILDING
Est. value
$620,000
COMMERCIAL (GENERAL) Current
OFFICE BUILDING
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
1917
Construction
WOOD FRAME
Heating
NONE
Stories
1
Rooms
5
Bathrooms
7
Lot
0.11 ac
Current owner
From public records · entity-resolved
Kaatz Avila II LLC
Entity
Free & Clear · 4 yrs held
Mailing address
PO BOX 327, AVILA BEACH, CA 93424-0327
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
Dec 20, 2021
—
Kaatz Avila II LLC
Joseph William Kaatz
Intrafamily Transfer
related
—
Feb 8, 2021
—
David Kaetz
Kaatz Avila LLC
Quit Claim Deed
related
—
Feb 26, 2004
—
Kaatz Avila LLC
Kaatz,david & Judy
Quit Claim Deed
related
—
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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