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Property profile & analytics
OFF-MARKET
Estimated value
$1,255,000
Assisted living facilities
1425 Woodside Dr San Luis Obispo, CA 93401-5936
Entity Owned
14-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-3040654
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1963
Construction
TILT-UP CONCRETE
Total area
34,268 SF
Lot
2.39 ac (104,108 SF)
Zoning code
R2
APN
004-961-074
UPID
US10-3040654
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
-
Kevin Parzych Pediatrician Physician
-
Hospice Partner Inpatient Unit Nursing Home
-
Mission View Health Center Nursing Home
-
Priceless Alcohol Detox San Luis Obispo, CA Health Counselor Rehabilitation Center
-
TAMMIE KAY ARNOLD Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$985k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.52M
Blend (final)
Blend
$1.26M
Owner & transaction history
Mission View Properties LLC · 14 yrs held
Mission View Properties LLC
since 2012
7 recorded transactions
Zoning & alternative use
R2 · 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
by Request
ML approach
$985,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.26M
Range $1.13M – $1.38M · ±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
$37 / 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
$40,885
Tax year 2024
Assessed value
$3,699,461
Assessed 2024
Previous assessed
$3,699,461
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$2,612,584
Assessed improvement
$1,086,877
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1963
Construction
TILT-UP CONCRETE
Heating
NONE
Total area
34,268 SF
Lot
2.39 ac (104,108 SF)
Zoning code
R2
APN
004-961-074
UPID
US10-3040654
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
R2 · San Luis Obispo, CAZoning 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
Building & site characteristics
From public records
Year built
1963
Construction
TILT-UP CONCRETE
Heating
NONE
Lot
2.39 ac
Current owner
From public records · entity-resolved
Mission View Properties LLC
Entity
Mailing address
200 S 13TH ST STE #208, GROVER BEACH, CA 93433-2263
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2012
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 21, 2012
—
Mission View Properties LLC
Playa Dulce LLC
Grant Deed
$2,893,900 · Cambridge Realty Capital Ltd
Mar 31, 2006
—
Playa Dulce LLC
Vencor Nursing Centers West
Grant Deed
$2,565,000 · Mid-state Bank & Trust Co
Apr 26, 2001
—
Nursing Centers West Vencor
—
Deed Of Trust
related
$120,000,000 · Morgan Guaranty Trt Co Ny Ttee
Jun 3, 1998
—
Vencor Nursing Centers W LLC
Vencor Operating INC
Quit Claim Deed
related
—
Mar 29, 1990
—
First Healthcare
Hillhaven INC
Grant Deed
related
—
—
—
First Healthcare
—
Deed Of Trust
related
$693,000 · Thc Facilities C
—
—
First Healthcare
—
Deed Of Trust
related
$700,000 · Mp Funding Corp
—
—
Nursing Centers West Vencor
—
Deed Of Trust
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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