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Property profile & analytics
OFF-MARKET
Estimated value
$1,695,000
Mobile home & RV parks
820 Uppr Los Berros Rd Nipomo, CA 93444-8765
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1415543
Property profile
Verified
Property type
Mobile home & RV parks
Use group
MOBILE HOME PARK, TRAILER PARK
Year built
2005
Construction
TYPE NOT SPECIFIED
Total area
2,147 SF
Lot
147.58 ac (6,428,631 SF)
Zoning code
RL
APN
090-011-065
UPID
US09-1415543
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
$1.83M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.60M
Blend (final)
Blend
$1.70M
Owner & transaction history
Cisneros Future LLC · 5 yrs held
Cisneros Future LLC
since 2021
Last sale
$1.6M
6 recorded transactions
Zoning & alternative use
RL · 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
$1,835,000
ML approach
$1,830,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
MOBILE HOME PARK, TRAILER PARK
$1,030,000
Current use
OFFICE BUILDING
$1,025,000
Change: -1% · Conversion: Difficult
Blend value · Realmo final
$1.70M
Range $1.53M – $1.86M · ±10% · vs last sale $1.60M (Jun 1 2021)
Last sale anchor
$1.60M
Jun 1 2021
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
$789 / 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
$17,814
Tax year 2024
Assessed value
$1,697,932
Assessed 2024
Previous assessed
$1,697,932
+0.0% YoY
Effective rate
1.05%
On assessed value
Assessed land
$1,273,449
Assessed improvement
$424,483
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
Mobile home & RV parks
Use group
MOBILE HOME PARK, TRAILER PARK
Status
Off-Market
Year built
2005
Construction
TYPE NOT SPECIFIED
Heating
NONE
Rooms
6
Bathrooms
6
Total area
2,147 SF
Lot
147.58 ac (6,428,631 SF)
Zoning code
RL
APN
090-011-065
UPID
US09-1415543
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
RL · Nipomo, CA
Zoning RL · permitted uses
RL · 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.
Alternative use value scenarios
Repositioning upside vs current use
MOBILE HOME PARK, TRAILER PARK Current
Est. value
$1.0M
OFFICE BUILDING
Est. value
$1.0M
MOBILE HOME PARK, TRAILER PARK Current
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
2005
Construction
TYPE NOT SPECIFIED
Heating
NONE
Rooms
6
Bathrooms
6
Lot
147.58 ac
Current owner
From public records · entity-resolved
Cisneros Future LLC
Entity
Mailing address
125 W ML ST, SANTA MARIA, CA 93458-4325
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
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
Jun 1, 2021
$1,600,000
Cisneros Future LLC
David Kendall Johnson
Grant Deed
$1,200,000 · David Kendall Johnson Etal
Sep 7, 2004
$1,049,000
Johnson David K & J B Trust
Jafroodi Properties
Grant Deed
—
Mar 20, 2003
—
Jafroodi Properties LP
Jafroodi,tr
Quit Claim Deed
related
—
May 25, 1994
$174,000
Jafroodi Trust
Pete M Vasquez E
Trustees Deed
—
May 25, 1994
—
Jafroodi Trust
Jafroodi Trust
Quit Claim Deed
related
—
Apr 9, 1990
$265,500
Merna I Vasquez
Hunt,& Fensterma
Quit Claim Deed
related
—
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.
Try Rey
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