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Property profile & analytics
OFF-MARKET
Vineyards
6985 Ontario Rd Avila Beach, CA 93424-8062
Entity Owned
12-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-1009250
Property profile
Verified
Property type
Vineyards
Use group
WINERY
Lot
1.08 ac (47,044 SF)
Zoning code
REC
APN
076-261-031
UPID
US09-1009250
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
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Playa Dulce LLC · 12 yrs held
Playa Dulce LLC
since 2014
7 recorded transactions
Zoning & alternative use
REC · Avila Beach, 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 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
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
$12,777
Tax year 2024
Assessed value
$1,149,869
Assessed 2024
Previous assessed
$1,149,869
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$564,853
Assessed improvement
$585,016
Applied tax rate
112.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Vineyards
Use group
WINERY
Status
Off-Market
Heating
NONE
Lot
1.08 ac (47,044 SF)
Zoning code
REC
APN
076-261-031
UPID
US09-1009250
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
REC · Avila Beach, CA
Zoning REC · permitted uses
REC · Avila Beach, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Avila Beach. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Heating
NONE
Lot
1.08 ac
Current owner
From public records · entity-resolved
Playa Dulce LLC
Entity
Free & Clear · 12 yrs held
Mailing address
200 S 13TH ST STE #208, GROVER BEACH, CA 93433-2263
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 3, 2014
$561,170
Playa Dulce LLC
Pacific Oak Foreclosure Svcs
Trustees Deed
related
—
Sep 14, 2009
—
Valley Vineyard Partners Avila
—
Trustees Deed
related
$615,000 · Dls Living Trust
Aug 24, 2001
$375,000
Valley Vineyards Partner Avila
Morrison,stephen F & Helene
Grant Deed
$290,000 · Stephen F & Helene
—
—
Avila Valley Vineyard Ptrs LLC
—
Deed Of Trust
related
$125,000 · Keller Fin'l Svcs Dbpp
—
—
Valley Vineyards Partner Avila
—
Deed Of Trust
related
$150,000 · Heritage Oaks Bank
—
—
Avila Valley Vineyard Ptrs LLC
—
Deed Of Trust
related
$60,000 · Dls Living Trust
—
—
Valley Vineyard Partners Avila
—
Deed Of Trust
related
$62,500 · Terry J Eberhardt
—
—
Valley Vineyard Partners Avila
—
Deed Of Trust
related
$82,500 · Allshouse Living Trust (lt)
—
—
Salisbury Vineyards
—
Deed Of Trust
related
$45,000 · Bruce & Delores Smith
—
—
Avila Valley Vineyard Ptrs LLC
—
Deed Of Trust
related
$358,000 · Pumpkin Trust
—
—
Valley Vineyard Ptrs Avila
—
Deed Of Trust
related
$170,000 · Compass Health INC
—
—
Avila Valley Vineyard Ptrs LLC
—
Deed Of Trust
related
$100,000 · Dls Living Trust
—
—
Avila Valley Vineyard Ptrs LLC
—
Deed Of Trust
related
$300,000 · Dls Living Trust
—
—
Avila Valley Vineyard Ptrs LLC
—
Deed Of Trust
related
$62,500 · Patrick & Carol O'daniels
—
—
Valley Vineyards Ptrs Avila
—
Deed Of Trust
related
$125,000 · Smith Living Trust
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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