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Property profile & analytics
OFF-MARKET
Estimated value
$615,000
Retail space
1601 Osos St San Luis Obispo, CA 93401-4039
Individually Owned
Absentee Owner
Free & Clear
Property ID
US09-1635051
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1915
Construction
WOOD
Total area
2,202 SF
Lot
0.1 ac (4,252 SF)
Zoning code
R3
APN
003-551-003
UPID
US09-1635051
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
-
Faces a la Mode Wedding Service
-
SLO Realty & Property Management Property Management Company
-
Tracy Hanson Hair Design Hair Salon Nail Salon
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$550k
Comparable Approach
Comparable
$825k
Blend (final)
Blend
$615k
Owner & transaction history
Gary D Toll
Gary D Toll
since 2025
Last sale
$435,000
5 recorded transactions
Zoning & alternative use
R3 · San Luis Obispo, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.0M
+36.8%
Office building
$1.0M
+35.8%
Medical building
$940,000
+27.7%
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
$850,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$595,000
6.5%
$550,000
7%
$510,000
Alternative Use
Use
Estimation
RETAIL STORES
$735,000
Current use
AUTO REPAIR, GARAGE
$1,005,000
Change: +37% · Conversion: Difficult
OFFICE BUILDING
$1,000,000
Change: +36% · Conversion: Easy
MEDICAL BUILDING
$940,000
Change: +28% · Conversion: Difficult
Blend value · Realmo final
$615k
Range $554k – $677k · ±10% · vs last sale $435k (Dec 11 2025)
Last sale anchor
$435k
Dec 11 2025
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
$279 / 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
$7,916
Tax year 2024
Assessed value
$716,314
Assessed 2024
Previous assessed
$716,314
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$371,422
Assessed improvement
$344,892
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1915
Construction
WOOD
Heating
NONE
Rooms
5
Bathrooms
2
Total area
2,202 SF
Lot
0.1 ac (4,252 SF)
Zoning code
R3
APN
003-551-003
UPID
US09-1635051
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
R3 · San Luis Obispo, CA
Zoning R3 · permitted uses
R3 · 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
RETAIL STORES Current
Est. value
$735,000
AUTO REPAIR, GARAGE
Est. value
$1.0M
OFFICE BUILDING
Est. value
$1.0M
MEDICAL BUILDING
Est. value
$940,000
RETAIL STORES 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
1915
Construction
WOOD
Heating
NONE
Rooms
5
Bathrooms
2
Lot
0.1 ac
Current owner
From public records · entity-resolved
Gary D Toll
Individual
Free & Clear · 0 yrs held
Mailing address
1010 YARROW CT, SAN LUIS OBISPO, CA 93401-7634
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 11, 2025
$435,000
Gary D Toll
Tricamo Family Trust
Grant Deed
—
May 23, 2022
—
John Tricamo
John S Tricamo
Intrafamily Transfer
related
—
Feb 5, 2021
$675,000
John S Tricamo
Laurie Lee Mcclellan
Grant Deed
$550,000 · Laurie Lee Mcclellan Family Trust
Aug 17, 2017
—
Mcclellan,laurie L Family Trust
Mcclellan,laurie L
Quit Claim Deed
related
—
Jan 26, 2001
$410,000
Laurie L Mcclellan
Maksoudian Trust
Grant Deed
$350,000 · Seller
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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