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    1608 Johnson Ave San Luis Obispo, CA 93401-3037
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    Property profile & analytics

    1608 Johnson Ave, San Luis Obispo, CA 93401-3037

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    • Office buildings
    • 1,100 SF
    • 0.11 lot acres
    Off-Market
    Last Sale Jan 4, 2022
    $750,000
    Property ID
    US09-1999104
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.
    Value Estimations
    $825,000
    Show details
    Cap Rate Potential
    2.3%
    Office buildings
    Location Intelligence

    Current Use by Public Records

    • Mike Smith - State Farm Insurance Agent / Insurance Agency

    Property Details for 1608 Johnson Ave

    Year built
    1946
    Construction
    TILT-UP CONCRETE
    Lot size
    0.11 lot acres
    Zone code
    O
    Property type
    Office buildings
    APN
    003-564-030
    APU
    3564030

    Sales History

    Date Price Buyer Seller Deed Type Mortgage
    Jan 4, 2022 $750,000 Michael David Smith John Edmund Robasciotti Grant Deed $750k · John Edmund Robasciotti And Shari M
    Feb 13, 2007 — John Robasciotti Buchanan,donald L & Betty L Grant Deed · related —
    Jan 13, 2005 — John Robasciotti Buchanan,donald L & Betty L Grant Deed —
    Jul 16, 1999 — Robasciotti Trust Robasciotti,john E & Shari M Quit Claim Deed · related —
    Jan 6, 1995 $180,000 John E Robasciotti Buchanan Trust Grant Deed $180k · Seller
    — — John E Robasciotti — Deed Of Trust · related $126k · Burhanan D & B Living Tr (lt)

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      Statistic approach
      $945,000
      ML approach
      $920,000

    • Comparable approach

      Method
      Estimation
      Statistic Estimate
      $770,000
      Market price range: $334k - $770k

    • Alternative Use

      Use
      Estimation
      OFFICE BUILDING
      $500,000
      Current use
      COMMERCIAL (GENERAL)
      $580,000
      Change: +16% Conversion: Easy
      AUTO REPAIR, GARAGE
      $505,000
      Change: +1% Conversion: Difficult

    Get a detailed, property-specific estimation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    San Luis Obispo
    County
    San Luis Obispo
    State
    California
    Longitude
    -120.652
    Latitude
    35.2806
    CBSA code
    42020
    CBSA name
    SAN LUIS OBISPO-PASO ROBLES, CA METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2024
    $8,623
    $468,180
    $312,120
    $780,300
    -
    $0.00
    $0.00
    $0.00

    Comparable in this City

    • Value Estimation
      $1,970,000
      9,300 SF

      1166 Palm St

      PROFESSIONAL BUILDING
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    • Value Estimation
      $4,155,000
      19,925 SF

      755 Santa Rosa St

      PROFESSIONAL BUILDING
      755 Santa Rosa St, San Luis Obispo, CA 93401-2880
      View Details
    • Value Estimation
      $2,765,000
      13,009 SF

      1200 Monterey St

      PROFESSIONAL BUILDING
      1200 Monterey St, San Luis Obispo, CA 93401-3104
      View Details
    • Value Estimation
      $2,635,000
      9,505 SF

      689 Tank Farm Rd

      PROFESSIONAL BUILDING
      689 Tank Farm Rd, San Luis Obispo, CA 93401-7077
      View Details
    • Value Estimation
      $11,535,000
      60,852 SF

      651 Tank Farm Rd

      PROFESSIONAL BUILDING
      651 Tank Farm Rd, San Luis Obispo, CA 93401-7062
      View Details
    • Value Estimation
      $7,485,000
      23,907 SF

      1060 Kendall Rd

      PROFESSIONAL BUILDING
      1060 Kendall Rd, San Luis Obispo, CA 93401-8061
      View Details

    Similar Nearby for Sale

    • Contact for pricing
      1,294 SF

      Office Building For Sale

      Office building in San Luis Obispo available for purchase.
      1410 Marsh St, San Luis Obispo, CA 93401
      View Details
    • $1,599,000

      Downtown SLO Historical Office Property

      Historical downtown San Luis Obispo office property with potential residential expansion.
      1334 Chorro St, San Luis Obispo, CA 93401
      View Details

    Similar Nearby for Lease

    • Contact for pricing
      50,000 SF

      SLO Airport Build-to-Suit Opportunity

      Build-to-suit opportunity near SLO airport with flexible design options.
      1146 Farmhouse Ln, San Luis Obispo, CA 93401
      View Details
    • Contact for pricing

      Downtown San Luis Obispo Office

      Historic Class A office space with parking in downtown.
      962 Mill St, San Luis Obispo, CA 93401
      View Details
    • $1.70 SF/Yr
      52,467 SF

      Edna Valley Office Building Lease

      Office suite with three offices and a large bullpen area.
      735 Tank Farm Rd, San Luis Obispo, CA 93401
      View Details
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    San Luis Obispo, CA 93401-3037
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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