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Property profile & analytics
OFF-MARKET
Estimated value
$7,245,000
Office Spaces
1255 Kendall Rd San Luis Obispo, CA 93401-8750
Entity Owned
9-yr Hold
~
Est. High Equity
Property ID
US09-3787039
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
2013
Construction
WOOD
Total area
25,537 SF
Lot
2.54 ac (110,642 SF)
Zoning code
CS
APN
053-427-018
UPID
US09-3787039
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
-
Erika Lmft Torres Marriage Or Relationship Counselor
-
Timothy Connely Marriage Or Relationship Counselor Counselor
-
Cynthia Barnett Marriage Or Relationship Counselor
-
Irianna Lembo Marriage Or Relationship Counselor Counselor
-
Marissa Lmft Wilson Marriage Or Relationship Counselor Counselor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$4.48M
Comparable Approach
Comparable
$7.40M
Blend (final)
Blend
$7.25M
Owner & transaction history
Family Care Network INC · 9 yrs held
Family Care Network INC
since 2017
3 recorded transactions
Zoning & alternative use
CS · San Luis Obispo, CA
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 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
by Request
CAP Approach
CAP Return
Estimation
6%
$4,850,000
6.5%
$4,480,000
7%
$4,160,000
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$11,670,000
Change: -13% · Conversion: Difficult
OFFICE BUILDING
$11,585,000
Change: -14% · Conversion: Easy
MEDICAL BUILDING
$10,895,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$7.25M
Range $6.52M – $7.97M · ±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
$284 / 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 2022Property tax & assessments
Tax year 2022
Assessed value
$7,109,997
Assessed 2023
Previous assessed
$6,972,424
+2.0% YoY
Assessed land
$869,238
Assessed improvement
$6,240,759
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 Spaces
Use group
OFFICE (GENERAL)
Status
Off-Market
Year built
2013
Construction
WOOD
Heating
NONE
Buildings
2
Bathrooms
9
Total area
25,537 SF
Lot
2.54 ac (110,642 SF)
Zoning code
CS
APN
053-427-018
UPID
US09-3787039
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
AUTO REPAIR, GARAGE
Est. value
$11.7M
OFFICE BUILDING
Est. value
$11.6M
MEDICAL BUILDING
Est. value
$10.9M
AUTO REPAIR, GARAGE
OFFICE BUILDING
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
2013
Construction
WOOD
Heating
NONE
Buildings
2
Bathrooms
9
Lot
2.54 ac
Current owner
From public records · entity-resolved
Family Care Network INC
Entity
Mailing address
1255 KENDALL RD, SAN LUIS OBISPO, CA 93401-8750
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 28, 2017
—
Family Care Network INC
Family Care Network INC
Intrafamily Transfer
related
$4,200,000 · California Enterprise Development A
—
—
Family Care Network INC
—
Deed Of Trust
related
$3,472,500 · J P Morgan Chase Bank
—
—
Family Care Network INC
—
Deed Of Trust
related
$1,299,900 · Private Individual
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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