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Property profile & analytics
OFF-MARKET
Estimated value
$1,545,000
Investment properties
1318 Pacific St San Luis Obispo, CA 93401-3318
Individually Owned
2-yr Hold
Property ID
US09-0058719
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1916
Construction
WOOD
Total area
1,834 SF
Lot
0.15 ac (6,500 SF)
Zoning code
O
APN
002-342-010
UPID
US09-0058719
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
$1.98M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.55M
Owner & transaction history
Patrick W Herrmann · 2 yrs held
Patrick W Herrmann
since 2023
Last sale
$1.5M
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
$1,980,000
ML approach
$1,980,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$965,000
Current use
Blend value · Realmo final
$1.55M
Range $1.39M – $1.70M · ±10% · vs last sale $1.50M (Aug 3 2023)
Last sale anchor
$1.50M
Aug 3 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
$842 / 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
$3,636
Tax year 2024
Assessed value
$336,000
Assessed 2024
Previous assessed
$336,000
+0.0% YoY
Effective rate
1.08%
On assessed value
Assessed land
$174,000
Assessed improvement
$162,000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1916
Construction
WOOD
Heating
YES
Stories
2
Rooms
8
Bathrooms
2
Total area
1,834 SF
Lot
0.15 ac (6,500 SF)
Zoning code
O
APN
002-342-010
UPID
US09-0058719
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
$965,000
COMMERCIAL (GENERAL) Current
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
1916
Construction
WOOD
Heating
YES
Stories
2
Rooms
8
Bathrooms
2
Lot
0.15 ac
Current owner
From public records · entity-resolved
Patrick W Herrmann
Individual
Mailing address
1318 PACIFIC ST, SAN LUIS OBISPO, CA 93401-3318
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 3, 2023
—
Patrick W Herrmann
Patrick Walker Herrmann
Intrafamily Transfer
related
—
Apr 20, 2021
$1,500,000
Patrick Walker Herrmann
Thomas G Brajkovich
Grant Deed
$525,000 · Central Coast Lending INC
Nov 19, 2010
—
Thomas G Brajkovich
Harrington Brajkovich Trust
Quit Claim Deed
related
—
Jun 11, 2008
—
Harrington Brajkovich Trust
Brajkovich,thomas
Quit Claim Deed
related
—
Jan 21, 2004
$635,000
Thomas Brajkovich
Oehrle,susan M & Richard T
Grant Deed
$385,000 · Washington Mutual Fsb
Sep 29, 2000
$415,000
Susan M Steele
Margaritaville Partners
Grant Deed
$300,000 · Washington Mutual Fsb
Dec 19, 1995
$232,500
Margaritaville Partners
Dart Trust
Grant Deed
—
Feb 10, 1995
—
Dart Trust
Dart,louisiana M
Quit Claim Deed
related
—
—
—
Thomas G Brajkovich
—
Deed Of Trust
related
$364,300 · Sierra Pacific Mortgage
—
—
Susan M Oehrle
—
Deed Of Trust
related
$300,700 · Cameron Financial Group INC
—
—
Margaritaville Partners
—
Deed Of Trust
related
$220,000 · First 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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