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Property profile & analytics
OFF-MARKET
Estimated value
$1,195,000
Retail space
1320 Main St Morro Bay, CA 93442-2052
Trust Owned
6-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-2169533
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2014
Construction
WOOD
Total area
4,835 SF
Lot
0.48 ac (20,909 SF)
Zoning code
60
APN
068-168-019
UPID
US09-2169533
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
-
Lemos Feed & Pet Supply (Bike/Boat/Book/etc) Store Pet Store & Service
-
Dippin' Dogs Groomery Pet Grooming Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.21M
Comparable Approach
Comparable
$1.28M
Blend (final)
Blend
$1.20M
Owner & transaction history
Lemos Family Trust · 6 yrs held
Lemos Family Trust
since 2019
7 recorded transactions
Zoning & alternative use
60 · Morro Bay, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$2.0M
+26.7%
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 Morro Bay submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Morro Bay 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%
$1,310,000
6.5%
$1,210,000
7%
$1,120,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,570,000
Current use
MEDICAL BUILDING
$1,985,000
Change: +27% · Conversion: Difficult
Blend value · Realmo final
$1.20M
Range $1.08M – $1.31M · ±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
$247 / 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
$15,993
Tax year 2024
Assessed value
$1,447,160
Assessed 2024
Previous assessed
$1,447,160
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$557,560
Assessed improvement
$889,600
Applied tax rate
6.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2014
Construction
WOOD
Heating
NONE
Total area
4,835 SF
Lot
0.48 ac (20,909 SF)
Zoning code
60
APN
068-168-019
UPID
US09-2169533
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
60 · Morro Bay, CA
Zoning 60 · permitted uses
60 · Morro Bay, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Morro Bay. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.6M
MEDICAL BUILDING
Est. value
$2.0M
RETAIL STORES Current
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
2014
Construction
WOOD
Heating
NONE
Lot
0.48 ac
Current owner
From public records · entity-resolved
Lemos Family Trust
Trust
Free & Clear · 6 yrs held
Mailing address
2527 LOS BERROS RD, ARROYO GRANDE, CA 93420-5317
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 18, 2019
—
Lemos Family Trust
A Michael Lemos
Quit Claim Deed
related
—
Oct 20, 2003
—
A M Lemos
Lemos,debl
Quit Claim Deed
related
—
Oct 20, 2003
$350,000
A M Lemos
Messer,donald D
Grant Deed
$325,000 · Community Bank Santa Maria
Apr 5, 1994
—
Donald D Messer
Messer,margaret
Quit Claim Deed
related
—
—
—
Donald D Messer
—
Deed Of Trust
related
$213,500 · Santa Lucia Bank
—
—
Michael Lemos
—
Deed Of Trust
related
$1,200,000 · Community Bk/santa Maria
—
—
A Michael Lemos
—
Loan Modification
related
—
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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