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Property profile & analytics
OFF-MARKET
Estimated value
$2,800,000
Retail properties & Spaces
189 Cross St Ste 110 San Luis Obispo, CA 93401-1112
Trust Owned
7-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-3296385
Property profile
Verified
Property type
Retail properties & Spaces
Use group
SERVICE SHOP (TV, ELECTRIC, PLUMBING)
Year built
2007
Construction
TILT-UP CONCRETE
Total area
12,577 SF
Lot
0.63 ac (27,443 SF)
Zoning code
CS
APN
053-257-033
UPID
US09-3296385
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.88M
Blend (final)
Blend
$2.80M
Owner & transaction history
Idler Family Trust · 7 yrs held
Idler Family Trust
since 2018
6 recorded transactions
Zoning & alternative use
CS · San Luis Obispo, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$4.2M
+11.2%
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
SERVICE SHOP (TV, RADIO, ELECTRIC, PLUMBING)
$3,780,000
Current use
RETAIL STORES
$4,205,000
Change: +11% · Conversion: Difficult
Blend value · Realmo final
$2.80M
Range $2.52M – $3.08M · ±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
$223 / 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
$31,597
Tax year 2024
Assessed value
$2,859,082
Assessed 2024
Previous assessed
$2,859,082
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$669,888
Assessed improvement
$2,189,194
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 properties & Spaces
Use group
SERVICE SHOP (TV, ELECTRIC, PLUMBING)
Status
Off-Market
Year built
2007
Construction
TILT-UP CONCRETE
Heating
NONE
Total area
12,577 SF
Lot
0.63 ac (27,443 SF)
Zoning code
CS
APN
053-257-033
UPID
US09-3296385
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
CS · San Luis Obispo, CA
Zoning CS · permitted uses
CS · 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
SERVICE SHOP (TV, RADIO, ELECTRIC, PLUMBING) Current
Est. value
$3.8M
RETAIL STORES
Est. value
$4.2M
SERVICE SHOP (TV, RADIO, ELECTRIC, PLUMBING) Current
RETAIL STORES
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
2007
Construction
TILT-UP CONCRETE
Heating
NONE
Lot
0.63 ac
Current owner
From public records · entity-resolved
Idler Family Trust
Trust
Free & Clear · 7 yrs held
Mailing address
2361 THEATRE DR, PASO ROBLES, CA 93446-9604
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 30, 2021
—
Donald D Idler
—
Deed
related
$1,150,000 · Premier Valley Bank
Feb 22, 2019
—
Rodgers Family Trust
—
Deed
related
—
Dec 26, 2018
—
Idler Family Trust
Idler & Rodgers General Ptshp
Quit Claim Deed
—
May 4, 2007
—
Idler
—
Trustees Deed
related
$1,440,000 · Heritage Oaks Bank
—
—
Rodgers Family Trust
—
Loan Modification
related
—
—
—
Idler
—
Deed Of Trust
related
$1,840,000 · Heritage Oaks Bank
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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