Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$645,000
Vineyards
8575 Orcutt Rd Arroyo Grande, CA 93420-6942
Entity Owned
Free & Clear
Property ID
US09-3303713
Property profile
Verified
Property type
Vineyards
Use group
WINERY
Year built
1994
Construction
WOOD
Total area
2,920 SF
Lot
175.09 ac (7,626,920 SF)
Zoning code
AG
APN
047-081-063
UPID
US09-3303713
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
$530k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$763k
Blend (final)
Blend
$645k
Owner & transaction history
ALBAN REVA M
ALBAN REVA M
Zoning & alternative use
AG · Arroyo Grande, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$795,000
+86.8%
Office building
$765,000
+79.3%
Auto repair, garage
$615,000
+44.6%
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
$530,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
FARM SUPPLY & EQUIPMENT (COMMERCIAL)
$425,000
Current use
COMMERCIAL (GENERAL)
$795,000
Change: +87% · Conversion: Difficult
OFFICE BUILDING
$765,000
Change: +79% · Conversion: Difficult
AUTO REPAIR, GARAGE
$615,000
Change: +45% · Conversion: Difficult
RETAIL STORES
$605,000
Change: +42% · Conversion: Difficult
MEDICAL BUILDING
$485,000
Change: +14% · Conversion: Difficult
Blend value · Realmo final
$645k
Range $581k – $710k · ±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
$221 / 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
$81,506
Tax year 2024
Assessed value
$7,768,745
Assessed 2024
Previous assessed
$7,768,745
+0.0% YoY
Effective rate
1.05%
On assessed value
Assessed land
$3,337,733
Assessed improvement
$4,431,012
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
Vineyards
Use group
WINERY
Status
Off-Market
Year built
1994
Construction
WOOD
Heating
NONE
Buildings
5
Rooms
3
Bathrooms
14
Total area
2,920 SF
Lot
175.09 ac (7,626,920 SF)
Zoning code
AG
APN
047-081-063
UPID
US09-3303713
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
FARM SUPPLY & EQUIPMENT (COMMERCIAL) Current
Est. value
$425,000
COMMERCIAL (GENERAL)
Est. value
$795,000
OFFICE BUILDING
Est. value
$765,000
AUTO REPAIR, GARAGE
Est. value
$615,000
RETAIL STORES
Est. value
$605,000
MEDICAL BUILDING
Est. value
$485,000
FARM SUPPLY & EQUIPMENT (COMMERCIAL) Current
COMMERCIAL (GENERAL)
OFFICE BUILDING
AUTO REPAIR, GARAGE
RETAIL STORES
MEDICAL 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
1994
Construction
WOOD
Heating
NONE
Buildings
5
Rooms
3
Bathrooms
14
Lot
175.09 ac
Current owner
From public records · entity-resolved
ALBAN REVA M
Individual
Free & Clear · 0 yrs held
Mailing address
8575 ORCUTT RD, ARROYO GRANDE, CA 93420-6942
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
—
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
No recorded transactions
No recorded transactions found for this property.
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
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 8575 Orcutt Rd?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
