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Property profile & analytics
OFF-MARKET
Estimated value
$735,000
Retail space
198 Ss St San Luis Obispo, CA 93401-5034
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-0912583
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1957
Construction
TILT-UP CONCRETE
Total area
2,688 SF
Lot
0.25 ac (11,000 SF)
Zoning code
CS
APN
003-721-045
UPID
US09-0912583
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
$805k
CAP Approach
CAP
$670k
Comparable Approach
Comparable
$952k
Blend (final)
Blend
$735k
Owner & transaction history
Youre Cute LLC · 1 yrs held
Youre Cute LLC
since 2025
Last sale
$715,000
6 recorded transactions
Zoning & alternative use
CS · San Luis Obispo, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.2M
+35.8%
Medical building
$1.1M
+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
$765,000
ML approach
$805,000
CAP Approach
CAP Return
Estimation
6%
$730,000
6.5%
$670,000
7%
$625,000
Alternative Use
Use
Estimation
RETAIL STORES
$900,000
Current use
OFFICE BUILDING
$1,220,000
Change: +36% · Conversion: Easy
MEDICAL BUILDING
$1,145,000
Change: +28% · Conversion: Difficult
Blend value · Realmo final
$735k
Range $662k – $809k · ±10% · vs last sale $715k (Apr 11 2025)
Last sale anchor
$715k
Apr 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
$273 / 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
$9,134
Tax year 2024
Assessed value
$826,479
Assessed 2024
Previous assessed
$826,479
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$545,638
Assessed improvement
$280,841
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
1957
Construction
TILT-UP CONCRETE
Heating
NONE
Total area
2,688 SF
Lot
0.25 ac (11,000 SF)
Zoning code
CS
APN
003-721-045
UPID
US09-0912583
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
RETAIL STORES Current
Est. value
$900,000
OFFICE BUILDING
Est. value
$1.2M
MEDICAL BUILDING
Est. value
$1.1M
RETAIL STORES Current
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
1957
Construction
TILT-UP CONCRETE
Heating
NONE
Lot
0.25 ac
Current owner
From public records · entity-resolved
Youre Cute LLC
Entity
Mailing address
641 HIGUERA ST STE #201, SAN LUIS OBISPO, CA 93401-0508
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 11, 2025
$715,000
Youre Cute LLC
Stephen R Mccarty
Grant Deed
—
May 2, 2008
$227,500
Mccarty Family Trust
Stafford,gregory D
Grant Deed
$227,046 · Gregory D Stafford
Sep 19, 2003
—
Mc Carty,tr
Mc Carty,tr
Quit Claim Deed
related
$370,000 · Wells Fargo Bank
Jan 8, 2002
—
Mccarty Trust
Mccarty,stephen R
Quit Claim Deed
related
—
Dec 31, 2001
$430,000
Gregory D Stafford
Rubley,william E
Grant Deed
$385,000 · Coast National Bank
Dec 31, 2001
—
Gregory D Stafford
Stafford,marguerite
Quit Claim 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.
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