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Property profile & analytics
OFF-MARKET
Estimated value
$3,050,000
Office buildings
11595 Los Osos Vly Rd San Luis Obispo, CA 93405
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-0147075
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1977
Construction
WOOD
Total area
7,687 SF
Lot
0.64 ac (27,878 SF)
Zoning code
O
APN
053-102-031
UPID
US09-0147075
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.15M
CAP Approach
CAP
$2.35M
Comparable Approach
Comparable
$3.60M
Blend (final)
Blend
$3.05M
Owner & transaction history
J&w Property LLC · 1 yrs held
J&w Property LLC
since 2025
Last sale
$3.0M
7 recorded transactions
Zoning & alternative use
O · San Luis Obispo, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$4.9M
+41.1%
Restaurant
$3.9M
+12.2%
Commercial (general)
$3.8M
+9.2%
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
$3,150,000
ML approach
$3,145,000
CAP Approach
CAP Return
Estimation
6%
$2,545,000
6.5%
$2,350,000
7%
$2,180,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$3,445,000
Current use
APARTMENT HOUSE (5+ UNITS)
$4,860,000
Change: +41% · Conversion: Easy
RESTAURANT
$3,865,000
Change: +12% · Conversion: Moderate
COMMERCIAL (GENERAL)
$3,760,000
Change: +9% · Conversion: Easy
AUTO REPAIR, GARAGE
$3,515,000
Change: +2% · Conversion: Difficult
MEDICAL BUILDING
$3,280,000
Change: -5% · Conversion: Easy
Blend value · Realmo final
$3.05M
Range $2.75M – $3.36M · ±10% · vs last sale $2.95M (Mar 12 2025)
Last sale anchor
$2.95M
Mar 12 2025
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
$397 / 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
$20,878
Tax year 2024
Assessed value
$1,889,175
Assessed 2024
Previous assessed
$1,889,175
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$1,019,745
Assessed improvement
$869,430
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
1977
Construction
WOOD
Heating
NONE
Total area
7,687 SF
Lot
0.64 ac (27,878 SF)
Zoning code
O
APN
053-102-031
UPID
US09-0147075
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
$3.4M
APARTMENT HOUSE (5+ UNITS)
Est. value
$4.9M
RESTAURANT
Est. value
$3.9M
COMMERCIAL (GENERAL)
Est. value
$3.8M
AUTO REPAIR, GARAGE
Est. value
$3.5M
MEDICAL BUILDING
Est. value
$3.3M
OFFICE BUILDING Current
APARTMENT HOUSE (5+ UNITS)
RESTAURANT
COMMERCIAL (GENERAL)
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
1977
Construction
WOOD
Heating
NONE
Lot
0.64 ac
Current owner
From public records · entity-resolved
J&w Property LLC
Entity
Mailing address
160 ESPARTO AVE, PISMO BEACH, CA 93449-1915
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 12, 2025
$2,950,000
J&w Property LLC
Pozo Ranch LLC
Grant Deed
$2,655,000 · Bank Of America NA
Dec 7, 2022
—
Pozo Ranch LLC
Robert E Neal
Grant Deed
—
Jan 23, 2015
$1,000,000
Neal Family Trust
Pozo Ranch LLC
Deed In Lieu Of Foreclosure
related
—
Jan 21, 2014
—
Pozo Ranch LLC
Neal,jack E
Grant Deed
—
Apr 16, 2013
—
Jack E Neal
Neal Jack E & R L Fam Trust
Quit Claim Deed
related
—
Jan 27, 2009
—
Neal J E & R L Family Trust
Neal,jack E
Quit Claim Deed
related
—
Jun 26, 2008
—
Neal Robert E Tr
Neal,francis E
Affidavit Of Death
related
—
Sep 1, 2004
—
Neal Jack E Trust
Neal Family Trust
Quit Claim Deed
related
$1,500,000 · Neal Family Trust
Jun 8, 2001
$400,000
Neal Trust
Calvin Trust
Grant Deed
$130,000 · Roy Alan Parsons
Dec 20, 1999
—
Neal Trust
Neal Trust
Quit Claim Deed
related
—
Oct 16, 1989
$60,000
Willis E Reeser
Kamm,charles H
Grant Deed
—
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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