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Property profile & analytics
OFF-MARKET
Estimated value
$2,935,000
Retail space
2490 Quintana Rd, Morro Bay, CA 93442
Individually Owned
3-yr Hold
Free & Clear
Property ID
US09-4155846
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1976
Construction
TILT-UP CONCRETE
Total area
6,000 SF
Lot
0.47 ac (20,473 SF)
APN
066-280-027
UPID
US09-4155846
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
$3.09M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.94M
Owner & transaction history
Jeanne Helphenstine · 3 yrs held
Jeanne Helphenstine
since 2023
Last sale
$2.8M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$4.2M
+117.4%
Commercial (general)
$3.1M
+61.3%
Restaurant
$3.0M
+55.1%
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 Morro Bay submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Morro Bay 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
$3,155,000
ML approach
$3,085,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$1,945,000
Current use
OFFICE BUILDING
$4,230,000
Change: +117% · Conversion: Easy
COMMERCIAL (GENERAL)
$3,135,000
Change: +61% · Conversion: Easy
RESTAURANT
$3,015,000
Change: +55% · Conversion: Easy
AUTO REPAIR, GARAGE
$2,740,000
Change: +41% · Conversion: Difficult
MEDICAL BUILDING
$2,465,000
Change: +27% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$2,225,000
Change: +14% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$1,930,000
Change: -1% · Conversion: Difficult
Blend value · Realmo final
$2.94M
Range $2.64M – $3.23M · ±10% · vs last sale $2.75M (Sep 30 2021)
Last sale anchor
$2.75M
Sep 30 2021
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
$489 / 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
$10,118
Tax year 2024
Assessed value
$915,552
Assessed 2024
Previous assessed
$915,552
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$265,302
Assessed improvement
$650,250
Applied tax rate
6.0000
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
1976
Construction
TILT-UP CONCRETE
Heating
NONE
Total area
6,000 SF
Lot
0.47 ac (20,473 SF)
APN
066-280-027
UPID
US09-4155846
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.9M
OFFICE BUILDING
Est. value
$4.2M
COMMERCIAL (GENERAL)
Est. value
$3.1M
RESTAURANT
Est. value
$3.0M
AUTO REPAIR, GARAGE
Est. value
$2.7M
MEDICAL BUILDING
Est. value
$2.5M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.2M
INDUSTRIAL (GENERAL)
Est. value
$1.9M
RETAIL STORES Current
OFFICE BUILDING
COMMERCIAL (GENERAL)
RESTAURANT
AUTO REPAIR, GARAGE
MEDICAL BUILDING
APARTMENT HOUSE (5+ UNITS)
INDUSTRIAL (GENERAL)
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
1976
Construction
TILT-UP CONCRETE
Heating
NONE
Lot
0.47 ac
Current owner
From public records · entity-resolved
Jeanne Helphenstine
Individual
Free & Clear · 3 yrs held
Mailing address
PO BOX 390, SAN LUIS OBISPO, CA 93406-0390
Ownership since
2023
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
Mar 8, 2023
—
Jeanne Helphenstine
Marilyn Beresford
Re-recorded Document
related
—
Sep 30, 2021
$2,750,000
Jeanne Helphenstine
Marilyn Beresford
Grant Deed
$1,370,000 · River City Bank
Jan 15, 2020
—
Aragon Ents LLC
Stonehaven Ents LLC
Quit Claim Deed
—
Feb 9, 2018
—
Smull Tic Properties LLC
Smull Family Trust
Quit Claim Deed
related
—
Nov 6, 2012
—
Beresford Family Trust
Beresford,james P & Marilyn
Quit Claim Deed
related
—
Jun 12, 2012
—
Beresford Family Trust
Beresford,james P & Marilyn
Quit Claim Deed
related
—
Nov 14, 2001
—
Raven Enterprises LP
Raven Management Group LLC
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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