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Property profile & analytics
OFF-MARKET
Estimated value
$4,940,000
Office buildings
115 La Cumbre Ln, Santa Barbara, CA 93105-5102
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1829547
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Lot
0.47 ac (20,473 SF)
APN
051-031-001
UPID
US09-1829547
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
-
Painted Porch Advisors Financial Advisor
-
Arias Ozzello & Gignac Law Firm
-
Casa Pacifica Charitable Organization Social Service Agency
-
Barbara Gibson Foster Care Service Social Service Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.37M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.94M
Owner & transaction history
Vital Patient Care LLC · 3 yrs held
Vital Patient Care LLC
since 2023
Last sale
$4.4M
7 recorded transactions
Zoning & alternative use
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 Santa Barbara submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Santa Barbara 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
$5,525,000
ML approach
$5,370,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$4.94M
Range $4.45M – $5.43M · ±10% · vs last sale $4.44M (Apr 14 2023)
Last sale anchor
$4.44M
Apr 14 2023
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
$48,540
Tax year 2024
Assessed value
$4,523,700
Assessed 2024
Previous assessed
$4,523,700
+0.0% YoY
Effective rate
1.07%
On assessed value
Assessed land
$2,142,000
Assessed improvement
$2,381,700
Applied tax rate
2.0000
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 (MULTI-STORY)
Status
Off-Market
Heating
NONE
Lot
0.47 ac (20,473 SF)
APN
051-031-001
UPID
US09-1829547
Jurisdiction
SANTA BARBARA
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Heating
NONE
Lot
0.47 ac
Current owner
From public records · entity-resolved
Vital Patient Care LLC
Entity
Mailing address
7 W FIGUEROA ST #215, SANTA BARBARA, CA 93101-3189
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 14, 2023
$4,435,000
Vital Patient Care LLC
Santa Barbara Home Improvement Cent
Grant Deed
$1,995,750 · American Riviera Bank
Mar 10, 2017
$4,274,000
Santa Barbara Hm Improvement C
Barnier Holdings LLC
Grant Deed
—
Nov 7, 2008
—
Barnier Holdings LLC
Winnikoff M & M Trust
Grant Deed
—
Jun 26, 2002
—
Winnikoff Trust
—
Deed Of Trust
related
—
Jun 28, 1999
—
Winnikoff Trust
Winnikoff,marc
Quit Claim Deed
related
—
Jun 17, 1996
$65,000
Marc Winnikoff
Winnikoff,albert
Grant Deed
related
—
Aug 2, 1994
—
Albert Winnikoff
Winnikoff,lillia
Quit Claim Deed
related
—
Aug 2, 1994
$1,300,000
Winnikoff,albert
La Cumbre Ltd
Trustees Deed
related
$1,200,000 · Canada Life Assuranc
—
—
Winnikoff Trust
—
Deed Of Trust
related
$67,500 · Individual
—
—
Barnier Holdings LLC
—
Deed Of Trust
related
$2,000,000 · Northern Tr
—
—
Winnikoff Trust
—
Deed Of Trust
related
$1,500,000 · Stancorp Mortgage Investors
—
—
Barnier Holdings LLC
—
Deed Of Trust
related
$2,000,000 · Northern Tr
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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