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Property profile & analytics
OFF-MARKET
Estimated value
$5,000,000
Office buildings
102 Cross St San Luis Obispo, CA 93401-7577
Individually Owned
4-yr Hold
~
Est. High Equity
Property ID
US09-1705474
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
2000
Construction
TILT-UP CONCRETE
Total area
16,986 SF
Lot
0.57 ac (24,829 SF)
Zoning code
CS
APN
053-257-006
UPID
US09-1705474
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
Current use
Occupant on record · Public records
-
Sherwin-Williams Paint Store Hardware & Home Improvement Building Supply
-
Carpet Cleaning In SLO Carpet Cleaning Service
-
The Parable Group Advertising Agency Marketing & Advertising
-
StudentRoomStay Volunteer Organization Community Center
-
Silvertrac Software (Bike/Boat/Book/etc) Store Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.26M
CAP Approach
CAP
$5.19M
Comparable Approach
Comparable
$5.87M
Blend (final)
Blend
$5.00M
Owner & transaction history
Arnold A Volny · 4 yrs held
Arnold A Volny
since 2022
Last sale
$4.2M
5 recorded transactions
Zoning & alternative use
CS · San Luis Obispo, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$7.8M
+0.8%
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 San Luis Obispo submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs San Luis Obispo 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
$5,295,000
ML approach
$5,260,000
CAP Approach
CAP Return
Estimation
6%
$5,620,000
6.5%
$5,190,000
7%
$4,815,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$7,705,000
Current use
AUTO REPAIR, GARAGE
$7,765,000
Change: +1% · Conversion: Difficult
MEDICAL BUILDING
$7,245,000
Change: -6% · Conversion: Easy
Blend value · Realmo final
$5.00M
Range $4.50M – $5.50M · ±10% · vs last sale $4.20M (Apr 12 2022)
Last sale anchor
$4.20M
Apr 12 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
$294 / 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
$48,292
Tax year 2024
Assessed value
$4,369,680
Assessed 2024
Previous assessed
$4,369,680
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$1,300,500
Assessed improvement
$3,069,180
Applied tax rate
3.0000
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
Office buildings
Use group
PROFESSIONAL BUILDING
Status
Off-Market
Year built
2000
Construction
TILT-UP CONCRETE
Heating
NONE
Total area
16,986 SF
Lot
0.57 ac (24,829 SF)
Zoning code
CS
APN
053-257-006
UPID
US09-1705474
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
CS · San Luis Obispo, CA
Zoning CS · permitted uses
CS · San Luis Obispo, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
San Luis Obispo. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$7.7M
AUTO REPAIR, GARAGE
Est. value
$7.8M
MEDICAL BUILDING
Est. value
$7.2M
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
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
2000
Construction
TILT-UP CONCRETE
Heating
NONE
Lot
0.57 ac
Current owner
From public records · entity-resolved
Arnold A Volny
Individual
Mailing address
PO BOX 12709, SAN LUIS OBISPO, CA 93406-2709
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 12, 2022
$4,200,000
Arnold A Volny
Mark A Swall
Grant Deed
$2,520,000 · Sesloc FCU
Aug 31, 2015
—
Dustin Swall
Swall,micaela
Quit Claim Deed
related
—
Aug 31, 2015
$3,225,000
Dustin Swall
Gouveia,greg W
Grant Deed
$1,250,000 · Greg W Gouveia
Jun 18, 2009
—
Greg W Gouveia
Pago Trust
Grant Deed
related
$350,000 · Carol A Gouviea
Oct 14, 2005
—
Pago Trust
Pago Trust
Quit Claim Deed
related
$1,055,000 · Symons Trust
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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