Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$650,000
Investment properties
1427 Higuera St San Luis Obispo, CA 93401-2915
Individually Owned
5-yr Hold
~
Est. High Equity
Property ID
US09-1770622
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1924
Construction
WOOD
Total area
1,804 SF
Lot
0.14 ac (6,098 SF)
Zoning code
O
APN
001-232-003
UPID
US09-1770622
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
$690k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$651k
Blend (final)
Blend
$650k
Owner & transaction history
Gregory Ross · 5 yrs held
Gregory Ross
since 2021
Last sale
$602,500
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
$695,000
ML approach
$690,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$950,000
Current use
AUTO REPAIR, GARAGE
$825,000
Change: -13% · Conversion: Difficult
OFFICE BUILDING
$820,000
Change: -14% · Conversion: Easy
MEDICAL BUILDING
$770,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$650k
Range $585k – $715k · ±10% · vs last sale $603k (Apr 21 2021)
Last sale anchor
$603k
Apr 21 2021
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
$360 / 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
$7,680
Tax year 2024
Assessed value
$701,942
Assessed 2024
Previous assessed
$701,942
+0.0% YoY
Effective rate
1.09%
On assessed value
Assessed land
$426,684
Assessed improvement
$275,258
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
1924
Construction
WOOD
Heating
NONE
Rooms
7
Bathrooms
1
Total area
1,804 SF
Lot
0.14 ac (6,098 SF)
Zoning code
O
APN
001-232-003
UPID
US09-1770622
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
$950,000
AUTO REPAIR, GARAGE
Est. value
$825,000
OFFICE BUILDING
Est. value
$820,000
MEDICAL BUILDING
Est. value
$770,000
COMMERCIAL (GENERAL) Current
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
1924
Construction
WOOD
Heating
NONE
Rooms
7
Bathrooms
1
Lot
0.14 ac
Current owner
From public records · entity-resolved
Gregory Ross
Individual
Mailing address
1427 HIGUERA ST, SAN LUIS OBISPO, CA 93401-2915
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2021
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
Apr 21, 2021
—
Gregory Ross
Gregory Ross
Intrafamily Transfer
related
$386,000 · Central Coast Lending INC
Aug 3, 2020
—
Gregory Ross
—
Deed
related
$392,400 · Flagstar Bank Fsb
Sep 20, 2016
$602,500
Gregory Ross
Boundy,kim & Shannon
Grant Deed
$417,000 · Opes Advisors
Apr 29, 2016
—
Kim Boundy
Boundy,kim & Shannon
Quit Claim Deed
related
—
Sep 14, 2015
—
Kim Boundy
Boundy,kim
Quit Claim Deed
related
—
Feb 27, 2007
—
Kim Boundy
Boundy Family Living Trust
Quit Claim Deed
related
—
Jun 13, 2002
—
Boundy Trust
Boundy,maxine J
Quit Claim Deed
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 1427 Higuera St?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
