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Property profile & analytics
OFF-MARKET
Estimated value
$4,490,000
Apartment buildings
190 California Blvd San Luis Obispo, CA 93405-1464
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1849083
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1974
Construction
WOOD
Total area
22,432 SF
Lot
0.76 ac (33,000 SF)
Zoning code
R4
APN
052-071-009
UPID
US09-1849083
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
-
Foothill Hacienda Apartment Building
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.49M
Owner & transaction history
Pasatiempo LLC · 5 yrs held
Pasatiempo LLC
since 2021
7 recorded transactions
Zoning & alternative use
R4 · San Luis Obispo, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$200 / 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
$90,253
Tax year 2024
Assessed value
$8,081,100
Assessed 2024
Previous assessed
$8,081,100
+0.0% YoY
Effective rate
1.12%
On assessed value
Assessed land
$3,337,196
Assessed improvement
$4,743,904
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1974
Construction
WOOD
Heating
NONE
Rooms
92
Bathrooms
46
Total area
22,432 SF
Lot
0.76 ac (33,000 SF)
Zoning code
R4
APN
052-071-009
UPID
US09-1849083
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
R4 · San Luis Obispo, CA
Zoning R4 · permitted uses
R4 · 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.
Building & site characteristics
From public records
Year built
1974
Construction
WOOD
Heating
NONE
Rooms
92
Bathrooms
46
Lot
0.76 ac
Current owner
From public records · entity-resolved
Pasatiempo LLC
Entity
Mailing address
360 VLY ST, SAN FRANCISCO, CA 94131-2323
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
21 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 8, 2022
—
Pasatiempo LLC
—
Deed
related
$2,000,000 · Jpmorgan Chase Bank NA
Jul 6, 2021
—
Pasatiempo LLC
Lucia T Chou
Grant Deed
—
Apr 28, 2021
—
Joanne Tsaian Chou
Luda T Chou
Intrafamily Transfer
related
—
Jun 19, 2020
$2,305,000
Chou,ttl & Lt Trust
Mathias Ann & Ed F/tr
Grant Deed
—
Dec 16, 2019
—
Mathias,ann & Ed Family Trust
Hacienda Investors LLC
Quit Claim Deed
—
Aug 1, 2016
—
Hacienda Investors LLC
Hacienda Investors LLC
Intrafamily Transfer
related
$4,500,000 · Jpmorgan Chase Bank NA
Aug 18, 2006
—
Thomas T L Chou
Chou,james T
Quit Claim Deed
—
Jul 1, 2004
$400,000
Thomas T L Chou
Mathias,edward M & Ann J
Grant Deed
related
—
Sep 21, 1998
—
Thomas T Chou
Chou Trust
Quit Claim Deed
related
$1,250,000 · Midland Loan Services LP
Apr 1, 1996
$30,000
Chou Trust
Mathias,edward M & Ann
Grant Deed
related
—
Feb 2, 1995
—
Chou Trust
Gordon,kirby K
Trustees Deed
related
—
Feb 1, 1995
$17,000
Mathias,edward M & Ann J
Gordon,kirby K
Trustees Deed
—
Feb 1, 1995
$36,000
Chou Trust
Gordon,kirby K
Trustees Deed
related
—
Oct 3, 1994
$51,098
Edward M Mathias
Hacienda Foothills Investors
Trustees Deed
—
Apr 17, 1992
$1,303,500
Hacienda Foothill Investors
Sabat,jack M
Grant Deed
related
—
Aug 15, 1989
$1,435,000
Jack M Sabat
Sale,guaranty
Grant Deed
$1,148,000 · Western Federal Savings & Loan
—
—
Sabat Jack Mr.
—
Deed Of Trust
related
$136,500 · Individual
—
—
Hacienda Foothill Inv
—
Deed Of Trust
related
$10,000 · Individual
—
—
Hacienda Investors LLC
—
Deed Of Trust
related
$3,030,000 · Lasalle National Bank
—
—
Edward M Mathias
—
Deed Of Trust
related
$100,000 · Individual
—
—
Sabat Jack Mr.
—
Deed Of Trust
related
$185,000 · Gdh Financial
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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