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Property profile & analytics
OFF-MARKET
Estimated value
$1,030,000
Office buildings
1320 Nipomo St San Luis Obispo, CA 93401-3935
Entity Owned
15-yr Hold
~
Est. High Equity
Property ID
US09-1954298
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1954
Construction
WOOD
Total area
3,173 SF
Lot
0.27 ac (11,633 SF)
Zoning code
R2
APN
003-522-022
UPID
US09-1954298
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
-
Access Support Network Charitable Organization Social Service Agency
-
Slo Hep C Project Social Service Agency Charitable Organization
-
Covid-19 Testing Location - Access Support Network Medical Laboratory
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$970k
Comparable Approach
Comparable
$946k
Blend (final)
Blend
$1.03M
Owner & transaction history
San Luis Obispo County Aids Support · 15 yrs held
San Luis Obispo County Aids Support
since 2010
7 recorded transactions
Zoning & alternative use
R2 · San Luis Obispo, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.7M
+16.0%
Auto repair, garage
$1.5M
+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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,050,000
6.5%
$970,000
7%
$900,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,440,000
Current use
COMMERCIAL (GENERAL)
$1,670,000
Change: +16% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,450,000
Change: +1% · Conversion: Difficult
MEDICAL BUILDING
$1,355,000
Change: -6% · Conversion: Easy
Blend value · Realmo final
$1.03M
Range $927k – $1.13M · ±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
$325 / 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
$1,304,835
Assessed 2023
Previous assessed
$1,278,133
+2.1% YoY
Assessed land
$861,995
Assessed improvement
$442,840
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 buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1954
Construction
WOOD
Heating
NONE
Total area
3,173 SF
Lot
0.27 ac (11,633 SF)
Zoning code
R2
APN
003-522-022
UPID
US09-1954298
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
R2 · San Luis Obispo, CA
Zoning R2 · permitted uses
R2 · 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
$1.7M
AUTO REPAIR, GARAGE
Est. value
$1.5M
MEDICAL BUILDING
Est. value
$1.4M
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
1954
Construction
WOOD
Heating
NONE
Lot
0.27 ac
Current owner
From public records · entity-resolved
San Luis Obispo County Aids Support
Entity
Mailing address
PO BOX 12158, SAN LUIS OBISPO, CA 93406-2158
Ownership since
2010
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
Dec 7, 2010
—
San Luis Obispo County Aids Support
Daniel R Lloyd
Grant Deed
$600,000 · Mission Community Bank
Dec 23, 2009
—
Daniel R Lloyd
Lloyd,mona T
Quit Claim Deed
related
$115,000 · Coast National Bank
Nov 26, 2003
—
Daniel R Lloyd
K & D Rentals
Quit Claim Deed
related
—
Sep 11, 2003
—
Daniel R Lloyd
Lloyd,alison L
Quit Claim Deed
related
—
Jul 7, 2000
$230,000
Daniel R Lloyd
Lloyd,daniel R
Grant Deed
related
$375,000 · Westamerica Bank
—
—
Daniel R Lloyd
—
Deed Of Trust
related
$67,500 · Crowe Trust
—
—
Daniel R Lloyd
—
Deed Of Trust
related
$500,000 · Branch Clifford Trust
—
—
Daniel R Lloyd
—
Deed Of Trust
related
$120,000 · Commerce Bank
—
—
Daniel R Lloyd
—
Deed Of Trust
related
$261,000 · Stanley E Bell Psp
—
—
Daniel R Lloyd
—
Deed Of Trust
related
$500,000 · Mission Community Bank NA
—
—
Daniel R Lloyd
—
Deed Of Trust
related
$300,000 · Heritage Oaks Bank
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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