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Property profile & analytics
OFF-MARKET
Estimated value
$5,795,000
Retail properties & Spaces
887 Mesa Dr, Arroyo Grande, CA 93420
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1487375
Property profile
Verified
Property type
Retail properties & Spaces
Use group
NURSERY, GREENHOUSE, FLORIST
Lot
39.09 ac (1,702,760 SF)
Zoning code
RR
APN
091-281-083
UPID
US09-1487375
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
$5.38M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.80M
Owner & transaction history
New Branches LLC · 4 yrs held
New Branches LLC
since 2022
Last sale
$6.0M
7 recorded transactions
Zoning & alternative use
RR · 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
Method
Estimation
Statistic approach
$4,485,000
ML approach
$5,380,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$5.80M
Range $5.22M – $6.37M · ±10% · vs last sale $6.00M (Feb 25 2022)
Last sale anchor
$6.00M
Feb 25 2022
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
—
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
$68,488
Tax year 2024
Assessed value
$6,527,959
Assessed 2024
Previous assessed
$6,527,959
+0.0% YoY
Effective rate
1.05%
On assessed value
Assessed land
$2,080,800
Assessed improvement
$4,447,159
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
NURSERY, GREENHOUSE, FLORIST
Status
Off-Market
Heating
NONE
Lot
39.09 ac (1,702,760 SF)
Zoning code
RR
APN
091-281-083
UPID
US09-1487375
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
RR · Arroyo Grande, CA
Zoning RR · permitted uses
RR · 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
39.09 ac
Current owner
From public records · entity-resolved
New Branches LLC
Entity
Mailing address
3742 BLUE BIRD CYN RD, VISTA, CA 92084-7432
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 25, 2022
$6,000,000
New Branches LLC
Jafroodi Properties LP
Grant Deed
—
Oct 4, 2018
—
Jafroodi Properties LP
—
Deed
related
$3,500,000 · Jafroodi 2009 Irrev Trust
Mar 20, 2003
—
Jafroodi Properties LP
Jafroodi,tr
Quit Claim Deed
related
—
Mar 3, 2003
—
Jafroodi,tr
887 Mesa Road LLC
Grant Deed
related
—
Oct 2, 2002
—
887 Mesa Road LLC
Jafroodi,tr
Grant Deed
related
—
Jan 12, 1999
—
Jafroodi Trust
Jafroodi Trust
Quit Claim Deed
related
$203,470 · Central Coast Fed'l Land Bank
Feb 6, 1997
—
Jafroodi Trust
—
Grant Deed
related
$1,290,647 · Mid State Bank
Jun 28, 1996
—
Mahmood Jafroodi
—
Grant Deed
related
$450,000 · Mid State Bank
Jan 5, 1996
—
Jafroodi Trust
—
Grant Deed
related
$3,951,000 · Mid State Bank
Feb 19, 1992
$1,569,000
Jafroodi,trust
Jafroodi,miller
Grant Deed
related
—
—
—
Mahmood Jafroodi
—
Deed Of Trust
related
$1,740,647 · Mid State Bank
—
—
Jafroodi Properties LP
—
Deed Of Trust
related
$3,500,000 · Jafroodi 2009 Irrev Trust
—
—
Miller Jafroodi
—
Deed Of Trust
related
$2,304,035 · Production Cu
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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