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Property profile & analytics
OFF-MARKET
Estimated value
$820,000
Grocery and convenience stores
525 Traffic Way Arroyo Grande, CA 93420-3356
Entity Owned
7-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1830261
Property profile
Verified
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE (W/FUEL PUMP)
Year built
1994
Construction
WOOD
Total area
2,950 SF
Lot
0.52 ac (22,651 SF)
Zoning code
VMU
APN
007-621-039
UPID
US09-1830261
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
$495k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.15M
Blend (final)
Blend
$820k
Owner & transaction history
Rer Oil INC · 7 yrs held
Rer Oil INC
since 2018
5 recorded transactions
Zoning & alternative use
VMU · Arroyo Grande, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$805,000
+9.3%
Office building
$770,000
+4.9%
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
by Request
ML approach
$495,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
SERVICE STATION (FULL SERVICE)
$735,000
Current use
COMMERCIAL (GENERAL)
$805,000
Change: +9% · Conversion: Difficult
OFFICE BUILDING
$770,000
Change: +5% · Conversion: Difficult
AUTO REPAIR, GARAGE
$620,000
Change: -15% · Conversion: Difficult
RETAIL STORES
$610,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$820k
Range $738k – $902k · ±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
$278 / 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
$24,695
Tax year 2024
Assessed value
$2,340,399
Assessed 2024
Previous assessed
$2,340,399
+0.0% YoY
Effective rate
1.06%
On assessed value
Assessed land
$1,115,517
Assessed improvement
$1,224,882
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
Grocery and convenience stores
Use group
CONVENIENCE STORE (W/FUEL PUMP)
Status
Off-Market
Year built
1994
Construction
WOOD
Heating
NONE
Total area
2,950 SF
Lot
0.52 ac (22,651 SF)
Zoning code
VMU
APN
007-621-039
UPID
US09-1830261
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
VMU · Arroyo Grande, CA
Zoning VMU · permitted uses
VMU · 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
SERVICE STATION (FULL SERVICE) Current
Est. value
$735,000
COMMERCIAL (GENERAL)
Est. value
$805,000
OFFICE BUILDING
Est. value
$770,000
AUTO REPAIR, GARAGE
Est. value
$620,000
RETAIL STORES
Est. value
$610,000
SERVICE STATION (FULL SERVICE) Current
COMMERCIAL (GENERAL)
OFFICE BUILDING
AUTO REPAIR, GARAGE
RETAIL STORES
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
1994
Construction
WOOD
Heating
NONE
Lot
0.52 ac
Current owner
From public records · entity-resolved
Rer Oil INC
Entity
Mailing address
411 HOMEWOOD RD ARROYO GRANDE
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
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
Dec 17, 2018
$2,770,000
Rer Oil INC
222 East Grand Avenue LLC
Grant Deed
$2,560,000 · Pacific Premier Bank
Dec 7, 2012
—
222 East Grand Avenue LLC
Achadjian K & A Trust
Grant Deed
—
Aug 2, 1994
—
Achadjian Trust
Achadjian,khatch
Quit Claim Deed
related
—
Jul 14, 1994
$485,000
Khatchik H Achadjian
Schmitt,paul & K
Grant Deed
$435,000 · Schmitt Trust
—
—
Khatchik H Achadjian
—
Deed Of Trust
related
$297,000 · Mobil Oil Corp
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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