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Property profile & analytics
OFF-MARKET
Estimated value
$810,000
Retail space
1325 2nd St Los Osos, CA 93402-1147
Individually Owned
3-yr Hold
~
Est. High Equity
Property ID
US10-3140168
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1951
Construction
TILT-UP CONCRETE
Total area
2,673 SF
Lot
0.43 ac (18,731 SF)
Zoning code
CR
APN
038-181-021
UPID
US10-3140168
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
$800k
CAP Approach
CAP
$670k
Comparable Approach
Comparable
$655k
Blend (final)
Blend
$810k
Owner & transaction history
Carl D Johnson · 3 yrs held
Carl D Johnson
since 2022
Last sale
$1.0M
3 recorded transactions
Zoning & alternative use
CR · Los Osos, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.3M
+46.4%
Auto repair, garage
$1.2M
+36.8%
Office building
$1.2M
+34.1%
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 Los Osos submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Los Osos 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
$745,000
ML approach
$800,000
CAP Approach
CAP Return
Estimation
6%
$725,000
6.5%
$670,000
7%
$620,000
Alternative Use
Use
Estimation
RETAIL STORES
$895,000
Current use
COMMERCIAL (GENERAL)
$1,310,000
Change: +46% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,220,000
Change: +37% · Conversion: Difficult
OFFICE BUILDING
$1,200,000
Change: +34% · Conversion: Easy
MEDICAL BUILDING
$1,140,000
Change: +28% · Conversion: Difficult
Blend value · Realmo final
$810k
Range $729k – $891k · ±10% · vs last sale $1.00M (Oct 12 2022)
Last sale anchor
$1.00M
Oct 12 2022
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
$303 / 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
$19,564
Tax year 2024
Assessed value
$892,500
Assessed 2024
Previous assessed
$892,500
+0.0% YoY
Effective rate
2.19%
On assessed value
Assessed land
$382,500
Assessed improvement
$510,000
Applied tax rate
112.0000
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
1951
Construction
TILT-UP CONCRETE
Heating
NONE
Total area
2,673 SF
Lot
0.43 ac (18,731 SF)
Zoning code
CR
APN
038-181-021
UPID
US10-3140168
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
CR · Los Osos, CA
Zoning CR · permitted uses
CR · Los Osos, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Los Osos. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$895,000
COMMERCIAL (GENERAL)
Est. value
$1.3M
AUTO REPAIR, GARAGE
Est. value
$1.2M
OFFICE BUILDING
Est. value
$1.2M
MEDICAL BUILDING
Est. value
$1.1M
RETAIL STORES Current
COMMERCIAL (GENERAL)
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
1951
Construction
TILT-UP CONCRETE
Heating
NONE
Lot
0.43 ac
Current owner
From public records · entity-resolved
Carl D Johnson
Individual
Mailing address
PO BOX 910, GRANTS PASS, OR 97528-0076
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 12, 2022
$1,000,000
Carl D Johnson
Sloland Investors LLC
Grant Deed
—
Oct 18, 2005
$995,000
Sloland Investors LLC
Kalemkiarian P & R Trust
Grant Deed
$675,000 · Kalemkiarian Paul & R Trust 006329
—
—
Sloland Investors LLC
—
Deed Of Trust
related
$2,050,000 · Citizens Business 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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