Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$545,000
Office buildings
1104 Palm St San Luis Obispo, CA 93401-3114
Entity Owned
4-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-1414592
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1910
Construction
WOOD
Total area
1,767 SF
Lot
0.21 ac (9,000 SF)
Zoning code
O
APN
002-325-016
UPID
US09-1414592
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
-
Central Coast Wealth Management Financial Advisor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$450k
CAP Approach
CAP
$540k
Comparable Approach
Comparable
$649k
Blend (final)
Blend
$545k
Owner & transaction history
Monteyerde Enterprises South LLC · 4 yrs held
Monteyerde Enterprises South LLC
since 2022
7 recorded transactions
Zoning & alternative use
O · San Luis Obispo, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$810,000
+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
by Request
ML approach
$450,000
CAP Approach
CAP Return
Estimation
6%
$585,000
6.5%
$540,000
7%
$500,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$800,000
Current use
AUTO REPAIR, GARAGE
$810,000
Change: +1% · Conversion: Difficult
MEDICAL BUILDING
$755,000
Change: -6% · Conversion: Easy
Blend value · Realmo final
$545k
Range $491k – $600k · ±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
$308 / 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
$12,935
Tax year 2024
Assessed value
$1,170,450
Assessed 2024
Previous assessed
$1,170,450
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$754,290
Assessed improvement
$416,160
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
OFFICE BUILDING
Status
Off-Market
Year built
1910
Construction
WOOD
Heating
NONE
Total area
1,767 SF
Lot
0.21 ac (9,000 SF)
Zoning code
O
APN
002-325-016
UPID
US09-1414592
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
O · San Luis Obispo, CA
Zoning O · permitted uses
O · 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
$800,000
AUTO REPAIR, GARAGE
Est. value
$810,000
MEDICAL BUILDING
Est. value
$755,000
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
1910
Construction
WOOD
Heating
NONE
Lot
0.21 ac
Current owner
From public records · entity-resolved
Monteyerde Enterprises South LLC
Entity
Free & Clear · 4 yrs held
Mailing address
10693 CALLE QUEBRADA, GOLETA, CA 93117-9709
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 11, 2022
—
Monteyerde Enterprises South LLC
Thomas Edward Modugno
Grant Deed
—
Mar 23, 2022
—
Andrea Nicole Modugno
Thomas Edward Modugno
Intrafamily Transfer
related
—
Jan 4, 2022
$1,125,000
Thomas Edward Modugno
Scott January
Grant Deed
—
Sep 21, 2015
—
January,scott & Janet Trust
Tartaglia Ann L Trust
Quit Claim Deed
related
—
May 15, 2013
—
Garris,thomas D & Gail A Trust
Winkes Anne Trust
Grant Deed
—
Jan 18, 2012
—
Tartaglia Ann L Trust
Nelson Stanley H Trust
Grant Deed
related
—
May 5, 2011
—
Tartaglia-mckenzie Ann L Trust
Tartaglia R C & A L Trust
Quit Claim Deed
related
—
Mar 12, 2007
—
Winkes Anne C Trust
Winkes,anne C
Quit Claim Deed
related
—
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 1104 Palm St?
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.
