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Property profile & analytics
OFF-MARKET
Estimated value
$510,000
Mobile home & RV parks
777 Gdn St Arroyo Grande, CA 93420
Trust Owned
15-yr Hold
~
Est. High Equity
Property ID
US09-1934209
Property profile
Verified
Property type
Mobile home & RV parks
Use group
MOBILE HOME PARK, TRAILER PARK
Year built
2013
Construction
TYPE NOT SPECIFIED
Total area
2,164 SF
Lot
249 ac (10,846,440 SF)
Zoning code
AG
APN
090-031-022
UPID
US09-1934209
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
$475k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$548k
Blend (final)
Blend
$510k
Owner & transaction history
Frederick G & J Trust · 15 yrs held
Frederick G & J Trust
since 2011
6 recorded transactions
Zoning & alternative use
AG · 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
$475,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$830,000
Change: -20% · Conversion: Difficult
Blend value · Realmo final
$510k
Range $459k – $561k · ±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
$236 / 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
$12,705
Tax year 2024
Assessed value
$1,218,005
Assessed 2024
Previous assessed
$1,218,005
+0.0% YoY
Effective rate
1.04%
On assessed value
Assessed land
$1,175,524
Assessed improvement
$42,481
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
Mobile home & RV parks
Use group
MOBILE HOME PARK, TRAILER PARK
Status
Off-Market
Year built
2013
Construction
TYPE NOT SPECIFIED
Heating
NONE
Rooms
8
Bathrooms
2
Total area
2,164 SF
Lot
249 ac (10,846,440 SF)
Zoning code
AG
APN
090-031-022
UPID
US09-1934209
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
AG · Arroyo Grande, CA
Zoning AG · permitted uses
AG · 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
OFFICE BUILDING
Est. value
$830,000
OFFICE 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
2013
Construction
TYPE NOT SPECIFIED
Heating
NONE
Rooms
8
Bathrooms
2
Lot
249 ac
Current owner
From public records · entity-resolved
Frederick G & J Trust
Trust
Mailing address
637 SANDYDALE DR, NIPOMO, CA 93444-9276
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2011
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 31, 2011
—
Frederick G & J Trust
Frederick,w Gary & Jacqueline V
Quit Claim Deed
related
—
Dec 17, 2009
—
Larsen Family Trust
Larsen,james & Beverley A
Quit Claim Deed
related
—
Sep 8, 1995
$700,000
James F Larsen
Sheehy,daniel & Anna M
Grant Deed
$525,000 · Seller
—
—
Terry Caron
—
Deed Of Trust
related
$216,000 · Rabobank
—
—
Terry Caron
—
Deed Of Trust
related
$40,000 · W Gary & Jacqueline V Frederick
—
—
W G Frederick
—
Deed Of Trust
related
$155,000 · Mid-state Bank & Trust Co
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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