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Property profile & analytics
OFF-MARKET
Estimated value
$745,000
Office buildings
1493 Higuera St San Luis Obispo, CA 93401-2915
Trust Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-3221012
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1925
Construction
WOOD
Total area
1,245 SF
Lot
0.14 ac (6,000 SF)
Zoning code
O
APN
001-232-007
UPID
US10-3221012
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
-
Peak Divorce Advisors Financial Advisor
-
Peak Wealth Advisors Financial Advisor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$990k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$872k
Blend (final)
Blend
$745k
Owner & transaction history
Ramirez Family Living Trust · 5 yrs held
Ramirez Family Living Trust
since 2020
Last sale
$750,000
7 recorded transactions
Zoning & alternative use
O · San Luis Obispo, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$655,000
+16.0%
Auto repair, garage
$570,000
+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
$1,015,000
ML approach
$990,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$565,000
Current use
COMMERCIAL (GENERAL)
$655,000
Change: +16% · Conversion: Easy
AUTO REPAIR, GARAGE
$570,000
Change: +1% · Conversion: Difficult
MEDICAL BUILDING
$530,000
Change: -6% · Conversion: Easy
Blend value · Realmo final
$745k
Range $671k – $820k · ±10% · vs last sale $750k (Dec 31 2020)
Last sale anchor
$750k
Dec 31 2020
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
$598 / 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
$8,796
Tax year 2024
Assessed value
$795,905
Assessed 2024
Previous assessed
$795,905
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$477,543
Assessed improvement
$318,362
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
1925
Construction
WOOD
Heating
NONE
Rooms
5
Bathrooms
1
Total area
1,245 SF
Lot
0.14 ac (6,000 SF)
Zoning code
O
APN
001-232-007
UPID
US10-3221012
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
OFFICE BUILDING Current
Est. value
$565,000
COMMERCIAL (GENERAL)
Est. value
$655,000
AUTO REPAIR, GARAGE
Est. value
$570,000
MEDICAL BUILDING
Est. value
$530,000
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
1925
Construction
WOOD
Heating
NONE
Rooms
5
Bathrooms
1
Lot
0.14 ac
Current owner
From public records · entity-resolved
Ramirez Family Living Trust
Trust
Mailing address
116 TWIN RDG DR, SAN LUIS OBISPO, CA 93405-1074
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 31, 2020
$750,000
Ramirez Family Living Trust
Levin Family Trust
Grant Deed
$675,000 · Levin Family Trust (pt)
Jun 13, 2006
$928,000
Levin Family Trust
Knecht Rev Trust
Grant Deed
—
Jan 9, 2001
—
Knecht Trust
Knecht,paul A & Susan
Quit Claim Deed
related
—
Dec 18, 1998
$232,000
Paul A Knecht
Medvedoff,david L & Anne C
Grant Deed
$185,600 · Cameron Financial Group INC
Sep 18, 1989
$76,000
David Medvedoff
Hischier,john F
Grant Deed
related
—
Mar 21, 1989
$73,500
Exchange First
Bourne,t
Grant Deed
related
—
—
—
Levin Family Trust
—
Deed Of Trust
related
$254,943 · Roy A Parsons
—
—
Paul A Knecht
—
Deed Of Trust
related
$200,000 · Coast National Bank
—
—
Knecht,tr
—
Deed Of Trust
related
$750,000 · Mission Community Bank NA
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
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