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Property profile & analytics
OFF-MARKET
Estimated value
$650,000
Gas stations
254 Santa Rosa St San Luis Obispo, CA 93405-2434
Entity Owned
12-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-3039852
Property profile
Verified
Property type
Gas stations
Use group
GAS STATION
Year built
1931
Construction
WOOD
Total area
2,076 SF
Lot
0.48 ac (21,000 SF)
Zoning code
CT
APN
001-113-009
UPID
US10-3039852
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
-
Primo Water Refill Big Box & Wholesale Store
-
Conserv Fuel Gas Station
-
RockItCoin Bitcoin ATM Crypto Atm
-
ATM (Conserv Fuel) Atm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$625k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$669k
Blend (final)
Blend
$650k
Owner & transaction history
Moller Retail INC · 12 yrs held
Moller Retail INC
since 2013
7 recorded transactions
Zoning & alternative use
CT · San Luis Obispo, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$535,000
+18.9%
Commercial (general)
$520,000
+15.8%
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
Alternative Use
Use
Estimation
SERVICE STATION (FULL SERVICE)
$450,000
Current use
AUTO REPAIR, GARAGE
$535,000
Change: +19% · Conversion: Difficult
COMMERCIAL (GENERAL)
$520,000
Change: +16% · Conversion: Difficult
OFFICE BUILDING
$395,000
Change: -12% · Conversion: Difficult
Blend value · Realmo final
$650k
Range $585k – $715k · ±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
$313 / 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
$31,865
Tax year 2024
Assessed value
$2,883,328
Assessed 2024
Previous assessed
$2,883,328
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$1,674,090
Assessed improvement
$1,209,238
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
Gas stations
Use group
GAS STATION
Status
Off-Market
Year built
1931
Construction
WOOD
Heating
NONE
Total area
2,076 SF
Lot
0.48 ac (21,000 SF)
Zoning code
CT
APN
001-113-009
UPID
US10-3039852
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.
Alternative use value scenarios
Repositioning upside vs current use
SERVICE STATION (FULL SERVICE) Current
Est. value
$450,000
AUTO REPAIR, GARAGE
Est. value
$535,000
COMMERCIAL (GENERAL)
Est. value
$520,000
OFFICE BUILDING
Est. value
$395,000
SERVICE STATION (FULL SERVICE) Current
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
OFFICE 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
1931
Construction
WOOD
Heating
NONE
Lot
0.48 ac
Current owner
From public records · entity-resolved
Moller Retail INC
Entity
Mailing address
6591 COLLINS DR STE E11, MOORPARK, CA 93021-1493
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 27, 2013
—
Moller Retail INC
Moller Investment Group INC
Grant Deed
$10,000,000 · Rbs Citizens NA
Feb 24, 2010
—
Dansk Investment Group INC
—
Deed Of Trust
related
$52,578,000 · City National Bank
Jan 27, 2009
—
Dansk Investment Group INC
—
Deed Of Trust
related
$15,000,000 · City National Bank
Aug 2, 2007
—
Moller Investment Group INC
Pfeil Murrell Ents INC
Grant Deed
related
—
Apr 10, 2007
$900,000
Central Coast Oil Santa Rosa
White,john
Grant Deed
$900,000 · John White
Sep 7, 1999
$380,000
John White
Nelson Trust
Grant Deed
—
Mar 30, 1994
—
Nelson Trust
Nelson,stanley H
Quit Claim Deed
related
—
—
—
Pfeil Murrell Enterprises INC
—
Deed Of Trust
related
$600,000 · Mid State Bank
—
—
Pfeil Murrell Enterprises INC
—
Deed Of Trust
related
$509,000 · Atlantic Richfield Co
—
—
Pfeil Murrell Ents INC
—
Deed Of Trust
related
$742,000 · Heritage Oaks Bank
—
—
John White
—
Deed Of Trust
related
$225,000 · First Bank San Luis Obispo
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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