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Property profile & analytics
OFF-MARKET
Estimated value
$12,040,000
Medical Office Space
850 Fair Oaks Ave Arroyo Grande, CA 93420-3923
Entity Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-4470729
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
2019
Total area
44,067 SF
Lot
2.38 ac (103,672 SF)
Zoning code
O
APN
006-572-039
UPID
US09-4470729
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
$8.07M
Blend (final)
Blend
$12.04M
Owner & transaction history
Triple P LLC · 6 yrs held
Triple P LLC
since 2020
4 recorded transactions
Zoning & alternative use
O · Arroyo Grande, CA
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
MEDICAL BUILDING
$18,105,000
Current use
INDUSTRIAL (GENERAL)
$17,420,000
Change: -4% · Conversion: Difficult
OFFICE BUILDING
$16,950,000
Change: -6% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$16,330,000
Change: -10% · Conversion: Moderate
RETAIL STORES
$16,245,000
Change: -10% · Conversion: Difficult
Blend value · Realmo final
$12.04M
Range $10.84M – $13.24M · ±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
$273 / 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
$147,390
Tax year 2024
Assessed value
$13,968,642
Assessed 2024
Previous assessed
$13,968,642
+0.0% YoY
Effective rate
1.06%
On assessed value
Assessed land
$2,704,089
Assessed improvement
$11,264,553
Applied tax rate
1.0000
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
2019
Heating
NONE
Total area
44,067 SF
Lot
2.38 ac (103,672 SF)
Zoning code
O
APN
006-572-039
UPID
US09-4470729
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
O · Arroyo Grande, CAZoning O · permitted uses
O · Arroyo Grande, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
Zoning Map
Alternative use value scenarios
Repositioning upside vs current use
MEDICAL BUILDING Current
Est. value
$18.1M
INDUSTRIAL (GENERAL)
Est. value
$17.4M
OFFICE BUILDING
Est. value
$17.0M
APARTMENT HOUSE (5+ UNITS)
Est. value
$16.3M
RETAIL STORES
Est. value
$16.2M
MEDICAL BUILDING Current
INDUSTRIAL (GENERAL)
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
2019
Heating
NONE
Lot
2.38 ac
Current owner
From public records · entity-resolved
Triple P LLC
Entity
Mailing address
7210 LEWIS LN, SAN LUIS OBISPO, CA 93401-8913
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 24, 2020
—
Triple P LLC
—
Deed
related
$1,525,000 · Pacific Premier Bank
Jun 11, 2019
—
Triple P LLC
—
Deed
related
$7,750,000 · Pacific Premier Bank
Dec 28, 2018
—
Triple P LLC
—
Loan Modification
related
$4,200,000 · Pacific Premier Bk
Jul 28, 2017
—
Triple P LLC
—
Deed Of Trust
related
$2,100,000 · Pacific Premier 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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