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Property profile & analytics
OFF-MARKET
Estimated value
$2,180,000
Manufacturing properties
817 Sheridan Rd Arroyo Grande, CA 93420-5833
Entity Owned
21-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-0846972
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
2006
Construction
WOOD FRAME
Total area
8,150 SF
Lot
2.07 ac (90,169 SF)
Zoning code
IND
APN
091-193-066
UPID
US09-0846972
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
$2.84M
Blend (final)
Blend
$2.18M
Owner & transaction history
Ambrosia Investment Group LLC · 21 yrs held
Ambrosia Investment Group LLC
since 2004
7 recorded transactions
Zoning & alternative use
IND · Arroyo Grande, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$3.4M
+3.9%
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
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$3,220,000
Current use
MEDICAL BUILDING
$3,350,000
Change: +4% · Conversion: Difficult
OFFICE BUILDING
$3,135,000
Change: -3% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$3,020,000
Change: -6% · Conversion: Difficult
RETAIL STORES
$3,005,000
Change: -7% · Conversion: Moderate
Blend value · Realmo final
$2.18M
Range $1.96M – $2.40M · ±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
$267 / 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
$25,192
Tax year 2024
Assessed value
$2,401,138
Assessed 2024
Previous assessed
$2,401,138
+0.0% YoY
Effective rate
1.05%
On assessed value
Assessed land
$624,600
Assessed improvement
$1,776,538
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
2006
Construction
WOOD FRAME
Heating
NONE
Rooms
3
Bathrooms
2
Total area
8,150 SF
Lot
2.07 ac (90,169 SF)
Zoning code
IND
APN
091-193-066
UPID
US09-0846972
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
IND · Arroyo Grande, CA
Zoning IND · permitted uses
IND · 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
INDUSTRIAL (GENERAL) Current
Est. value
$3.2M
MEDICAL BUILDING
Est. value
$3.4M
OFFICE BUILDING
Est. value
$3.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$3.0M
RETAIL STORES
Est. value
$3.0M
INDUSTRIAL (GENERAL) Current
MEDICAL BUILDING
OFFICE BUILDING
APARTMENT HOUSE (5+ UNITS)
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
2006
Construction
WOOD FRAME
Heating
NONE
Rooms
3
Bathrooms
2
Lot
2.07 ac
Current owner
From public records · entity-resolved
Ambrosia Investment Group LLC
Entity
Mailing address
5140 CABALLEROS AVE, SAN LUIS OBISPO, CA 93401-7908
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2004
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
17 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 19, 2019
—
The Ambrosia Investment Group LLC
—
Deed
related
$855,000 · American Rivera Bank
Mar 13, 2018
—
Ambrosia Investment Group LLC
—
Deed
related
$2,500,000 · Premier Vly Bk
May 24, 2016
—
Ambrosia Investment Group LLC
—
Trustees Deed
related
$1,300,000 · Founders Cmnty Bk
May 18, 2016
—
Ambrosia Investment Group LLC
—
Deed
related
$1,500,000 · Founders Cmnty Bk
Sep 29, 2004
—
Ambrosia Investment Group LLC
Crosno,ray E & Sandra J
Grant Deed
related
—
Sep 3, 2004
$350,000
Ray E Crosno
Papich,jason
Grant Deed
—
Oct 31, 2002
$155,000
Jason Papich
Millihan,rebecca
Grant Deed
—
May 1, 1996
—
Rebecca Milligan
Milligan,rebecca
Quit Claim Deed
related
$12,500 · Beneficial California INC
—
—
Ambrosia Investment Group LLC
—
Loan Modification
related
$1,500,000 · Founders Cmnty Bk
—
—
Ambrosia Investment Group LLC
—
Deed Of Trust
related
$1,000,000 · Ray E & Sandra J Crosno
—
—
Rebecca Milligan
—
Deed Of Trust
related
$12,500 · Beneficial Mortgage Co Califor
—
—
Ambrosia Investment Group LLC
—
Deed Of Trust
related
$275,000 · Founders Community Bank
—
—
Ambrosia Investment Group LLC
—
Loan Modification
related
$2,500,000 · Premier Vly Bk
—
—
Ambrosia Investment Group LLC
—
Deed Of Trust
related
$250,000 · Founders Community Bank
—
—
Ambrosia Investment Group LLC
—
Deed Of Trust
related
$825,000 · Founders Community Bank
—
—
Ambrosia Investment Group LLC
—
Deed Of Trust
related
$825,000 · Founders Community Bank
—
—
Ambrosia Investment Group LLC
—
Deed Of Trust
related
$855,000 · American Riviera Bk
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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