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    1301 Los Osos Valley Road Los Osos, CA 93402

    View on Map
    For Sale
    $2,995,000

    Commercial Sale - Los Osos, CA

    Property size:
    4,331 SF
    Added:
    Sep 18, 2025
    Days on Market:
    196
    Last Refresh:
    Apr 1 at 5:06 am

    Property Features for 1301 Los Osos Valley Road

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    OP
    Standard status
    Active
    APN
    074314007
    Size
    4,331 SF

    Utilities

    Cooling system
    None (Cooling)

    Building Details

    Year built
    1952
    Architectural style
    Other

    We can help!

    Listing Contact
    David Cohune

    Listing agent David Cohune License #02220074

    Listing office Central Coast Sotheby's International Realty 711 Tank Farm Rd, San Luis Obispo, CA

    Listing date Sep 18, 2025

    MLS# SC25182532 Listing URL

    Copyright © 2026 California Regional Multiple Listing Service, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Overview

    Versatile Mixed-Use Property in Los Osos

    This mixed-use property in a prime coastal location offers a versatile investment and lifestyle opportunity. It features a single-family residence completed in 2022 with views of the Pacific Ocean, suitable for an on-site owner or rental income. A 1000 square foot professional office building, surrounded by landscaping, is ideal for client-facing businesses or private work environments. The property also includes a demonstration garden with diverse plantings, creating a tranquil setting for visitors or events, and a functional corporation yard for equipment, materials, or fleet parking, supporting commercial uses or outdoor garden redesign. The property blends coastal living, business functionality, and investment potential. It is suited for an owner-operator, boutique business, or creative redevelopment. A fully functional well feeds the property. There are 21 water allocations for future development included, as the Los Osos Community Development Plan has been approved. The new zoning of this property is approved for mixed-use residential with commercial/retail. The property size is 4331 square feet.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Mixed-use properties

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Auto Repair Shop Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Los Osos
    County
    San Luis Obispo
    State
    California
    Longitude
    -120.8269556
    Latitude
    35.3094959

    Nearby Similar for Sale

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    • $747,000
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      Commercial Building in High-Traffic Area

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    • $1,495,000

      Los Osos Multifamily Investment

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    • $1,195,000
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      Baywood Los Osos Commercial Building

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    FAQs

    What type of property is this?
    Mixed-use property - Mixed-use property featuring residential, office, garden, and yard spaces.
    Where is this mixed-use property located?
    The property is located at 1301 Los Osos Valley Road Los Osos, CA.
    What is the asking price?
    The asking price for this property is $2,995,000.
    What are key features of this property?
    This property features: Multiple Income Streams: Combines a single‑family residence, professional office building, and functional corporation yard for diverse income potential.; Prime Coastal Location: Situated in a desirable coastal area.; New Construction & Modern Amenities: Single‑family residence completed in 2022 with sweeping Pacific views.
    (805) 781-6040
    We can help!
    Listing Contact
    David Cohune
    Real Estate License ID: 02220074
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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