Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$595,000
Vineyards
2060 Biddle Rnch Rd San Luis Obispo, CA 93401-8049
Entity Owned
12-yr Hold
Absentee Owner
Property ID
US09-1712753
Property profile
Verified
Property type
Vineyards
Use group
WINERY
Year built
1974
Construction
WOOD
Total area
1,662 SF
Lot
21.63 ac (942,202 SF)
Zoning code
AG
APN
044-381-022
UPID
US09-1712753
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
$755k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$435k
Blend (final)
Blend
$595k
Owner & transaction history
Biddle Ranch Vineyards LLC · 12 yrs held
Biddle Ranch Vineyards LLC
since 2013
7 recorded transactions
Zoning & alternative use
AG · San Luis Obispo, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$605,000
+149.7%
Office building
$405,000
+68.1%
Commercial (general)
$400,000
+64.3%
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
$755,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$605,000
Change: +150% · Conversion: Difficult
OFFICE BUILDING
$405,000
Change: +68% · Conversion: Difficult
COMMERCIAL (GENERAL)
$400,000
Change: +64% · Conversion: Difficult
MEDICAL BUILDING
$360,000
Change: +48% · Conversion: Difficult
Blend value · Realmo final
$595k
Range $536k – $655k · ±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
$358 / 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
$34,505
Tax year 2024
Assessed value
$3,122,158
Assessed 2024
Previous assessed
$3,122,158
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$1,479,046
Assessed improvement
$1,643,112
Applied tax rate
112.0000
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
Vineyards
Use group
WINERY
Status
Off-Market
Year built
1974
Construction
WOOD
Heating
FORCED AIR
Cooling
YES
Buildings
4
Stories
1
Rooms
8
Bathrooms
5
Total area
1,662 SF
Lot
21.63 ac (942,202 SF)
Zoning code
AG
APN
044-381-022
UPID
US09-1712753
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
AG · San Luis Obispo, CA
Zoning AG · permitted uses
AG · 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
AUTO REPAIR, GARAGE
Est. value
$605,000
OFFICE BUILDING
Est. value
$405,000
COMMERCIAL (GENERAL)
Est. value
$400,000
MEDICAL BUILDING
Est. value
$360,000
AUTO REPAIR, GARAGE
OFFICE BUILDING
COMMERCIAL (GENERAL)
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
1974
Construction
WOOD
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
4
Rooms
8
Bathrooms
5
Lot
21.63 ac
Current owner
From public records · entity-resolved
Biddle Ranch Vineyards LLC
Entity
Mailing address
3940 BROAD ST #333, SAN LUIS OBISPO, CA 93401-7017
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2013
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 27, 2021
—
Biddle Ranch Vineyards LLC
—
Deed
related
$1,000,000 · Farm Credit West Flca
Dec 13, 2013
—
Biddle Ranch Vineyards LLC
Bocce Court Cellars LLC
Grant Deed
$84,080 · Kristi Donati
Mar 2, 2012
$1,550,000
Bocce Court Cellars LLC
Braun,lawrence & Consuelo
Grant Deed
$775,000 · Lawrence & Consuelo Braun
—
—
Lawrence A Braun
—
Deed Of Trust
related
$143,000 · United Savings Bank
—
—
Lawrence A Braun
—
Deed Of Trust
related
$137,000 · Metmor Financial INC
—
—
Biddle Ranch Vineyards LLC
—
Deed Of Trust
related
$675,000 · Lawrence & Consuelo Braun
—
—
Biddle Ranch Vineyards LLC
—
Deed Of Trust
related
$2,015,000 · Farm Credit Svcs
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 2060 Biddle Rnch Rd?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
