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Property profile & analytics
OFF-MARKET
Retail properties & Spaces
850 Sheridan Rd, Arroyo Grande, CA 93420-5859
Trust Owned
15-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-0846982
Property profile
Verified
Property type
Retail properties & Spaces
Use group
SERVICE SHOP (TV, ELECTRIC, PLUMBING)
Lot
3.24 ac (141,134 SF)
Zoning code
IND
APN
091-361-026
UPID
US09-0846982
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
Toste Trust · 15 yrs held
Toste Trust
since 2011
7 recorded transactions
Zoning & alternative use
IND · 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
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
$6,671
Tax year 2024
Assessed value
$635,840
Assessed 2024
Previous assessed
$635,840
+0.0% YoY
Effective rate
1.05%
On assessed value
Assessed land
$311,203
Assessed improvement
$324,637
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
Retail properties & Spaces
Use group
SERVICE SHOP (TV, ELECTRIC, PLUMBING)
Status
Off-Market
Heating
NONE
Lot
3.24 ac (141,134 SF)
Zoning code
IND
APN
091-361-026
UPID
US09-0846982
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.
Building & site characteristics
From public records
Heating
NONE
Lot
3.24 ac
Current owner
From public records · entity-resolved
Toste Trust
Trust
Free & Clear · 15 yrs held
Mailing address
2651 GRN PL, ARROYO GRANDE, CA 93420-9645
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 23, 2011
—
Toste Trust
Toste,anthony E
Quit Claim Deed
related
—
Feb 5, 2010
$100,000
Anthony E Toste
Brackett Family Trust
Grant Deed
—
Feb 1, 2005
—
Deanna Toste
Toste D & D Family Trust
Quit Claim Deed
related
—
Oct 13, 2004
—
Toste Deanna Family Trust
Toste,deanna
Quit Claim Deed
related
—
Apr 12, 2001
$360,000
Toste Trust
Gieseke,marka
Grant Deed
$300,000 · Pierce Trust
Nov 8, 1994
$10,500
Marie G Gieseke
Gieseke,marie G
Grant Deed
related
—
Sep 20, 1991
$266,500
Marie G Gieseke
Pierce,albert K
Grant Deed
$266,500 · Seller
—
—
Marie G Gieseke
—
Deed Of Trust
related
$63,500 · Individual
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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