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Property profile & analytics
OFF-MARKET
Estimated value
$1,585,000
Investment properties
1303 Gdn St San Luis Obispo, CA 93401-3915
Individually Owned
5-yr Hold
Property ID
US09-1909392
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1910
Construction
WOOD
Total area
3,210 SF
Lot
0.16 ac (6,914 SF)
Zoning code
O
APN
003-524-009
UPID
US09-1909392
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
$1.67M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.72M
Blend (final)
Blend
$1.59M
Owner & transaction history
Justin Allen Grant · 5 yrs held
Justin Allen Grant
since 2021
Last sale
$1.4M
7 recorded transactions
Zoning & alternative use
O · 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
$1,660,000
ML approach
$1,670,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,690,000
Current use
AUTO REPAIR, GARAGE
$1,465,000
Change: -13% · Conversion: Difficult
OFFICE BUILDING
$1,455,000
Change: -14% · Conversion: Easy
MEDICAL BUILDING
$1,370,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$1.59M
Range $1.43M – $1.74M · ±10% · vs last sale $1.44M (Mar 11 2021)
Last sale anchor
$1.44M
Mar 11 2021
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
$494 / 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
$8,330
Tax year 2024
Assessed value
$753,757
Assessed 2024
Previous assessed
$753,757
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$345,798
Assessed improvement
$407,959
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1910
Construction
WOOD
Heating
FORCED AIR
Stories
2
Rooms
8
Bathrooms
3
Total area
3,210 SF
Lot
0.16 ac (6,914 SF)
Zoning code
O
APN
003-524-009
UPID
US09-1909392
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
COMMERCIAL (GENERAL) Current
Est. value
$1.7M
AUTO REPAIR, GARAGE
Est. value
$1.5M
OFFICE BUILDING
Est. value
$1.5M
MEDICAL BUILDING
Est. value
$1.4M
COMMERCIAL (GENERAL) Current
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
1910
Construction
WOOD
Heating
FORCED AIR
Stories
2
Rooms
8
Bathrooms
3
Lot
0.16 ac
Current owner
From public records · entity-resolved
Justin Allen Grant
Individual
Mailing address
1303 GDN ST, SAN LUIS OBISPO, CA 93401-3915
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2021
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
Mar 11, 2021
—
Justin Allen Grant
Justin Allen Grant
Intrafamily Transfer
related
—
May 26, 2020
—
Justin Allen Grant
—
Deed
related
$200,000 · Sesloc FCU
Jan 14, 2020
$1,437,500
Justin Allen Grant
John A Spatafore
Grant Deed
$900,000 · Wells Fargo Bank NA
May 5, 2009
—
Spatafore John A Family Trust
Spatafore,john A & Deborah B
Quit Claim Deed
related
$559,900 · Quicken Loans INC
Aug 18, 2006
—
John A Spatafore
Spatafore,john A & Deborah B
Quit Claim Deed
related
—
May 17, 1996
—
John A Spatafore
—
Grant Deed
related
$485,450 · Centerbank Mortgage
Oct 27, 1989
—
Arnold D Gowans
Gowans,barbara L
Quit Claim Deed
related
$250,000 · Santa Barbara Bank
—
—
John A Spatafore
—
Deed Of Trust
related
$488,000 · Cameron Financial Group INC
—
—
John A Spatafore
—
Deed Of Trust
related
$100,000 · Washington Mutual Fsb
—
—
Spatafore John A Family Trust
—
Deed Of Trust
related
$601,000 · Countrywide Home Loans INC
—
—
Spatafore John A Family Trust
—
Deed Of Trust
related
$200,000 · Countrywide Home Loans INC
—
—
John A Spatafore
—
Deed Of Trust
related
$482,000 · E Trade Mortgage Corp
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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