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Property profile & analytics
OFF-MARKET
Estimated value
$555,000
Commercial land
620 Mesa Vw Dr, Arroyo Grande, CA 93420-5515
Trust Owned
16-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1325932
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Year built
1959
Construction
WOOD FRAME
Total area
1,916 SF
Lot
2.27 ac (98,791 SF)
Zoning code
CR
APN
075-162-061
UPID
US09-1325932
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
by Request
CAP Approach
CAP
$335k
Comparable Approach
Comparable
$552k
Blend (final)
Blend
$555k
Owner & transaction history
Russ Family Trust · 16 yrs held
Russ Family Trust
since 2010
5 recorded transactions
Zoning & alternative use
CR · Arroyo Grande, 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 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
by Request
CAP Approach
CAP Return
Estimation
6%
$365,000
6.5%
$335,000
7%
$310,000
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$875,000
Change: -8% · Conversion: Difficult
MEDICAL BUILDING
$785,000
Change: -17% · Conversion: Easy
Blend value · Realmo final
$555k
Range $500k – $611k · ±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
$290 / 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
$7,531
Tax year 2024
Assessed value
$717,780
Assessed 2024
Previous assessed
$717,780
+0.0% YoY
Effective rate
1.05%
On assessed value
Assessed land
$717,780
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
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Year built
1959
Construction
WOOD FRAME
Heating
YES
Rooms
8
Bathrooms
3
Total area
1,916 SF
Lot
2.27 ac (98,791 SF)
Zoning code
CR
APN
075-162-061
UPID
US09-1325932
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
CR · Arroyo Grande, CA
Zoning CR · permitted uses
CR · 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
AUTO REPAIR, GARAGE
Est. value
$875,000
MEDICAL BUILDING
Est. value
$785,000
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
1959
Construction
WOOD FRAME
Heating
YES
Rooms
8
Bathrooms
3
Lot
2.27 ac
Current owner
From public records · entity-resolved
Russ Family Trust
Trust
Mailing address
515 GUADALUPE RD, ARROYO GRANDE, CA 93420-5814
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2010
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
Mar 30, 2010
—
Russ Family Trust
Russ,richard W & Dawn I
Quit Claim Deed
related
—
—
—
Russ Family Trust
—
Deed Of Trust
related
$588,634 · Coast National Bank
—
—
Richard W Russ
—
Deed Of Trust
related
$255,000 · Coast National Bank
—
—
Richard W Russ
—
Deed Of Trust
related
$137,765 · Coast National Bank
—
—
Richard W Russ
—
Deed Of Trust
related
$200,000 · Coast National Bank
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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