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Property profile & analytics
OFF-MARKET
Estimated value
$2,125,000
Commercial land
545 Sandydale Dr Nipomo, CA 93444-9277
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-3145926
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Lot
1.15 ac (50,093 SF)
Zoning code
CS
APN
091-326-051
UPID
US10-3145926
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
-
Rick's Tree Services Landscaping General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.13M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.13M
Owner & transaction history
Willow Bend Group LLC · 1 yrs held
Willow Bend Group LLC
since 2024
Last sale
$2.1M
7 recorded transactions
Zoning & alternative use
CS · Nipomo, 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 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
$2,125,000
ML approach
$2,125,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$2.13M
Range $1.91M – $2.34M · ±10% · vs last sale $2.13M (Dec 16 2024)
Last sale anchor
$2.13M
Dec 16 2024
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
—
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
$9,551
Tax year 2024
Assessed value
$910,350
Assessed 2024
Previous assessed
$910,350
+0.0% YoY
Effective rate
1.05%
On assessed value
Assessed land
$910,350
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Heating
NONE
Lot
1.15 ac (50,093 SF)
Zoning code
CS
APN
091-326-051
UPID
US10-3145926
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.
Building & site characteristics
From public records
Heating
NONE
Lot
1.15 ac
Current owner
From public records · entity-resolved
Willow Bend Group LLC
Entity
Mailing address
215 N FRONTAGE RD, NIPOMO, CA 93444-9291
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 16, 2024
$2,125,000
Willow Bend Group LLC
Howard & Pepper INC
Grant Deed
$1,332,500 · Montecito Bank & Trust
Apr 24, 2024
—
Howard & Pepper INC
—
Deed
related
$1,200,000 · Slo Captial INC
Aug 3, 2021
$2,639,000
Howard & Pepper INC
Coast To Coast Ventures LLC
Grant Deed
—
Nov 9, 2007
$550,000
Coast To Coast Ventures LLC
Centner,rick S
Grant Deed
$412,500 · American Principle Bank
Nov 9, 2007
—
Rick S Centner
Centner,joan
Quit Claim Deed
related
—
Sep 26, 2000
$185,000
Rick S Centner
Mid State Bank
Grant Deed
$100,000 · Mid State Bank
May 19, 2000
—
Mid State Bank
Miller Trust
Grant Deed
related
—
Jul 28, 1998
—
Miller Trust
Miller,peggy
Quit Claim Deed
related
$1,050,000 · Bank Of Santa Maria
May 14, 1996
—
Jim O Miller
—
Grant Deed
related
$140,000 · Bank Of Santa Maria
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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