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Property profile & analytics
OFF-MARKET
Estimated value
$1,490,000
Office Spaces
1304 Ella St Ste B San Luis Obispo, CA 93401-4166
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US09-1167997
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
1986
Construction
WOOD
Total area
3,072 SF
Lot
0.21 ac (9,148 SF)
Zoning code
O
APN
003-578-049
UPID
US09-1167997
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
-
Pacific Medical Production Facility
-
Laura A. Lubarsky, MD Physician
-
Thomas R. Vendegna, MD Physician
-
Matthew Katics, DO Alternative Medicine Practice Physician
-
Scott E. Robertson, MD Pediatrician Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.88M
CAP Approach
CAP
$940k
Comparable Approach
Comparable
$1.92M
Blend (final)
Blend
$1.49M
Owner & transaction history
D And S Ella LLC · 3 yrs held
D And S Ella LLC
since 2023
Last sale
$1.4M
5 recorded transactions
Zoning & alternative use
O · San Luis Obispo, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.6M
+16.0%
Auto repair, garage
$1.4M
+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
$1,850,000
ML approach
$1,880,000
CAP Approach
CAP Return
Estimation
6%
$1,015,000
6.5%
$940,000
7%
$870,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,395,000
Current use
COMMERCIAL (GENERAL)
$1,615,000
Change: +16% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,405,000
Change: +1% · Conversion: Difficult
MEDICAL BUILDING
$1,310,000
Change: -6% · Conversion: Easy
Blend value · Realmo final
$1.49M
Range $1.34M – $1.64M · ±10% · vs last sale $1.40M (Jan 24 2023)
Last sale anchor
$1.40M
Jan 24 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
$485 / 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
$15,782
Tax year 2024
Assessed value
$1,428,000
Assessed 2024
Previous assessed
$1,428,000
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$612,000
Assessed improvement
$816,000
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
CONDOMINIUM OFFICES
Status
Off-Market
Year built
1986
Construction
WOOD
Heating
NONE
Total area
3,072 SF
Lot
0.21 ac (9,148 SF)
Zoning code
O
APN
003-578-049
UPID
US09-1167997
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
$1.4M
COMMERCIAL (GENERAL)
Est. value
$1.6M
AUTO REPAIR, GARAGE
Est. value
$1.4M
MEDICAL BUILDING
Est. value
$1.3M
OFFICE BUILDING Current
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
1986
Construction
WOOD
Heating
NONE
Lot
0.21 ac
Current owner
From public records · entity-resolved
D And S Ella LLC
Entity
Mailing address
1304 ELLA ST STE B, SAN LUIS OBISPO, CA 93401-4166
Mailing matches property
Yes
Owner-occupied
Yes
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 24, 2023
$1,400,000
D And S Ella LLC
Aa Triple LLC
Grant Deed
$700,000 · Mechanics Bank
Dec 21, 2011
—
Aa Triple LLC
Bergquist John F Trust
Grant Deed
—
Apr 16, 1996
—
Bergquist Trust
Ba Properties INC
Grant Deed
related
—
Sep 12, 1995
$467,202
Ba Properties INC
Grant,frederick J
Trustees Deed
—
—
—
Frederick J Grant
—
Deed Of Trust
related
$269,643 · Commerce Bank San Luis Obispo
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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