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    285-Acre Vineyard and Citrus Ranch Title is generated by Realmo AI

    5502 Los Ranchos Road, San Luis Obispo, CA 93401

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    Claim this Listing
    Pending
    $6,900,000

    Land/Lot - San Luis Obispo, CA

    Lot size:
    12,153,240.00 Acres
    Added:
    Aug 5, 2025
    Days on Market:
    280
    Last Refresh:
    May 11 at 11:06 pm

    Property Features for 5502 Los Ranchos Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    AG
    Exterior features
    Fence, Community Features Included: Golf, Biking, Hiking, Mountainous, Foothills
    Fencing
    Fenced
    Standard status
    Pending
    APN
    044445002
    Lot size
    12,153,240.00 Acres

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Holly Smith
    Holly Smith

    Listing agent Holly Smith License #01900670

    Listing office Vineyard Professional Real Estate 3990 Ruth Way, Paso Robles, CA

    Listing date Aug 5, 2025

    MLS# NS25173494 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.

    HighLights

    • Income‑generating ranch with established 89‑acre vineyard in Edna Valley AVA and thriving 67‑acre lemon grove.
    • Premier location within San Luis Obispo Country Club gates, offering privacy and convenient access to amenities.
    • Development potential with allowances for two homes, an ADU, and a designated industrial building site.
    • Abundant water resources with 4 wells, electric pumps, and a 500,000‑gallon holding tank.
    • Includes a 3,200 sq. ft. shop/barn with 3 bays and office space.
    • Williamson Act benefits provide reduced property taxes.

    Overview

    The 285-acre Jack Ranch is located in Edna Valley. This San Luis Obispo property includes a vineyard, citrus grove, rangeland, and an industrial building site. The property allows for up to two homes and an ADU. There is a designated 1.4 acre envelope for ag processing use. The vineyard includes Chardonnay (54.6 acres), Pinot Noir (8.5 acres), Albarino (4.7 acres), Gruner Veltliner (2+ acres) and Tempranillo (4+ acres) varieties. Vineyards have a 10 year production average of 4 tons/acre. The property features 67 acres of lemons in their 3rd - 6th year into maturity. A 3,200 sq. ft. shop/barn on a concrete slab with 3 bays and a private office space is present on the property. The ranch has 4 wells, each with electric powered pumps and a 500,000 gallon metal holding tank. Water and natural gas are available along with hookups for the County sewer plant. The Williamson Act provides reduced property taxes. Two access points to the property include the San Luis Obispo Country Club gate and a private entrance off Hacienda Ave/Caballeros Ave. The property is located near golf courses, wineries, beaches, restaurants, and the local airport. The property is within a perimeter deer fence.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Vineyards

    Suggested Use

    Restaurant Real Estate Agency Building Supply Spa & Massage Center Auto Repair Shop Hair Salon Nail Salon Gym & Fitness Center Auto Parts Store Food Market

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

    Location Insight

    • Map
    • Local Demand
    City
    San Luis Obispo
    County
    San Luis Obispo
    State
    California
    Longitude
    -120.6343171
    Latitude
    35.2162543

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    FAQs

    What type of property is this?
    Vineyard - Premier San Luis Obispo ranch with vineyard, citrus, and rangeland.
    Where is this vineyard located?
    The property is located at 5502 Los Ranchos Road San Luis Obispo, CA.
    What is the asking price?
    The asking price for this property is $6,900,000.
    What are key features of this property?
    This property features: Income‑generating ranch with established 89‑acre vineyard in Edna Valley AVA and thriving 67‑acre lemon grove.; Premier location within San Luis Obispo Country Club gates, offering privacy and convenient access to amenities.; Development potential with allowances for two homes, an ADU, and a designated industrial building site.
    (805) 400-2115
    We can help!
    Listing Contact
    Holly Smith
    Holly Smith
    Real Estate License ID: 01900670
    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.

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