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Property profile & analytics
OFF-MARKET
Estimated value
$750,000
Mobile home & RV parks
264 Higuera St San Luis Obispo, CA 93401-5015
Entity Owned
7-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2194237
Property profile
Verified
Property type
Mobile home & RV parks
Use group
MOBILE HOME PARK, TRAILER PARK
Year built
1949
Construction
WOOD
Total area
1,261 SF
Lot
1.3 ac (56,628 SF)
Zoning code
CR
APN
003-711-024
UPID
US09-2194237
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
$555k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$940k
Blend (final)
Blend
$750k
Owner & transaction history
Evergreen Windsor Mhp LLC · 7 yrs held
Evergreen Windsor Mhp LLC
since 2019
2 recorded transactions
Zoning & alternative use
CR · San Luis Obispo, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$665,000
+9.5%
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
$555,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
MOBILE HOME PARK, TRAILER PARK
$605,000
Current use
COMMERCIAL (GENERAL)
$665,000
Change: +9% · Conversion: Difficult
AUTO REPAIR, GARAGE
$575,000
Change: -5% · Conversion: Difficult
OFFICE BUILDING
$570,000
Change: -6% · Conversion: Difficult
MEDICAL BUILDING
$540,000
Change: -11% · Conversion: Difficult
Blend value · Realmo final
$750k
Range $675k – $825k · ±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
$595 / 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
$25,418
Tax year 2024
Assessed value
$2,509,914
Assessed 2024
Previous assessed
$2,509,914
+0.0% YoY
Effective rate
1.01%
On assessed value
Assessed land
$2,296,655
Assessed improvement
$213,259
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
Mobile home & RV parks
Use group
MOBILE HOME PARK, TRAILER PARK
Status
Off-Market
Year built
1949
Construction
WOOD
Heating
NONE
Buildings
3
Rooms
3
Bathrooms
1
Total area
1,261 SF
Lot
1.3 ac (56,628 SF)
Zoning code
CR
APN
003-711-024
UPID
US09-2194237
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
CR · San Luis Obispo, CAZoning CR · permitted uses
CR · San Luis Obispo, CA
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
MOBILE HOME PARK, TRAILER PARK Current
Est. value
$605,000
COMMERCIAL (GENERAL)
Est. value
$665,000
AUTO REPAIR, GARAGE
Est. value
$575,000
OFFICE BUILDING
Est. value
$570,000
MEDICAL BUILDING
Est. value
$540,000
MOBILE HOME PARK, TRAILER PARK Current
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
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
1949
Construction
WOOD
Heating
NONE
Buildings
3
Rooms
3
Bathrooms
1
Lot
1.3 ac
Current owner
From public records · entity-resolved
Evergreen Windsor Mhp LLC
Entity
Mailing address
6653 EMBARCADERO DR STE C, STOCKTON, CA 95219-3397
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 24, 2019
$2,310,000
Evergreen Windsor Mhp LLC
Glen-del Posadas Corp
Grant Deed
$1,450,000 · Five Star Bank
Jun 27, 1996
$9,000
Glen-del Posadas Corp
Wilson,william G & Delores A
Grant Deed
—
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
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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