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Property profile & analytics
OFF-MARKET
Estimated value
$625,000
Commercial land
2223 Monterey St San Luis Obispo, CA 93401-0627
Individually Owned
4-yr Hold
Free & Clear
Property ID
US09-5533412
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Lot
1.63 ac (71,002 SF)
Zoning code
CT
APN
001-075-026
UPID
US09-5533412
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
-
Motel Inn - World's First Motel Tour Operator
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$625k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$625k
Owner & transaction history
Robin L Rossi · 4 yrs held
Robin L Rossi
since 2022
7 recorded transactions
Zoning & alternative use
CT · 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
Method
Estimation
Statistic approach
by Request
ML approach
$625,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$625k
Range $563k – $688k · ±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
—
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
$27,595
Tax year 2024
Assessed value
$2,496,960
Assessed 2024
Previous assessed
$2,496,960
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$2,496,960
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Heating
NONE
Lot
1.63 ac (71,002 SF)
Zoning code
CT
APN
001-075-026
UPID
US09-5533412
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
CT · San Luis Obispo, CA
Zoning CT · permitted uses
CT · 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
Heating
NONE
Lot
1.63 ac
Current owner
From public records · entity-resolved
Robin L Rossi
Individual
Free & Clear · 4 yrs held
Mailing address
PO BOX 12910, SAN LUIS OBISPO, CA 93406-2910
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 15, 2025
—
Robin L Rossi Living Trust
—
Deed
related
$1,600,000 · Mission Bank
Feb 9, 2023
—
Century Park LLC
—
Deed
related
$796,000 · Pacific Premier Trust
Jan 20, 2022
—
Robin L Rossi
Ruidoso Associates LLC
Grant Deed
—
Dec 10, 2021
$2,000,000
Carousel Investments LLC
Covelop Holdings LLC
Grant Deed
—
May 5, 2021
—
Covelop Holdings LLC
—
Deed
related
$2,000,000 · John D Couch
Jul 19, 2019
$1,500,000
Covelop Holdings LLC
Slo Investments LLC
Grant Deed
$2,200,000 · Johan Van Den Berg
Jul 19, 2019
—
Ruidoso Associates LLC
—
Deed
related
$2,200,000 · Johan Van Den Berg
Nov 16, 2017
$1,110,000
Century Park LLC
Ruidoso Associates LLC
Grant Deed
related
—
Jul 28, 2016
$1,800,000
Ruidoso Associates LLC
Slo Investments LLC
Grant Deed
related
$900,000 · Whipps Robert E Tr (pt)
—
—
Ruidoso Associates LLC
—
Deed Of Trust
related
$2,200,000 · Johan Van Den Berg
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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