Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$3,920,000
Super regional malls
1503 Froom Rnch Way San Luis Obispo, CA 93405-7211
Entity Owned
19-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1807929
Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
2006
Construction
TILT-UP CONCRETE
Total area
31,935 SF
Lot
8.67 ac (377,665 SF)
Zoning code
CR
APN
053-510-016
UPID
US09-1807929
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
-
Dr. David Sedghi Alternative Medicine Practice
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.47M
Blend (final)
Blend
$3.92M
Owner & transaction history
Irish Hills Plaza West II LLC · 19 yrs held
Irish Hills Plaza West II LLC
since 2007
7 recorded transactions
Zoning & alternative use
CR · San Luis Obispo, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$6.1M
+179.7%
Medical building
$4.8M
+120.2%
Industrial (general)
$4.4M
+102.8%
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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$6,080,000
Change: +180% · Conversion: Moderate
MEDICAL BUILDING
$4,790,000
Change: +120% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$4,410,000
Change: +103% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$3,310,000
Change: +52% · Conversion: Difficult
Blend value · Realmo final
$3.92M
Range $3.53M – $4.31M · ±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
$123 / 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
$218,527
Tax year 2024
Assessed value
$19,773,522
Assessed 2024
Previous assessed
$19,773,522
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$797,642
Assessed improvement
$18,975,880
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
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Status
Off-Market
Year built
2006
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
4
Total area
31,935 SF
Lot
8.67 ac (377,665 SF)
Zoning code
CR
APN
053-510-016
UPID
US09-1807929
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
CR · San Luis Obispo, CAZoning CR · permitted uses
CR · San Luis Obispo, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING
Est. value
$6.1M
MEDICAL BUILDING
Est. value
$4.8M
INDUSTRIAL (GENERAL)
Est. value
$4.4M
APARTMENT HOUSE (5+ UNITS)
Est. value
$3.3M
OFFICE BUILDING
MEDICAL BUILDING
INDUSTRIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
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
2006
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
4
Lot
8.67 ac
Current owner
From public records · entity-resolved
Irish Hills Plaza West II LLC
Entity
Mailing address
281 HIGUERA ST, SAN LUIS OBISPO, CA 93401-4217
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2007
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
Jul 28, 2016
—
Santa Maria Broadway Plaza II LLC
—
Deed
related
$56,500,000 · Usb Real Estate Securities INC
May 24, 2007
—
Irish Hills Plaza West II LLC
Madonna Phyllis Trust
Trustees Deed
$32,000,000 · Ubs Real Estate Investment INC
Apr 3, 2007
—
Officemax North America INC
Irish Hills Plaza West LLC
Grant Deed
related
—
Jan 4, 2007
—
Old Navy LLC
Irish Hills Plaza West LLC
Grant Deed
related
—
Jun 14, 2006
—
Circuit City Stores West Coast
Irish Hills Plaza West LLC
Grant Deed
related
—
Jul 12, 2005
—
Irish Hills Plaza West LLC
Madonna,phyllis
Grant Deed
related
—
Feb 18, 2005
$3,389,000
Phyllis Madonna
Twisselman,catherine A
Grant Deed
—
Feb 18, 2005
—
Phyllis Madonna
Madonna,alexander
Affidavit Of Death
related
—
Jul 15, 2003
—
Home Depot USA INC
Madonna,alex & Phyllis
Grant 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 1503 Froom Rnch Way?
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.
