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Property profile & analytics
OFF-MARKET
Estimated value
$1,220,000
Assisted living facilities
3033 Augusta St San Luis Obispo, CA 93401-5820
Individually Owned
5-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-1867819
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1970
Construction
WOOD
Total area
32,070 SF
Lot
1.69 ac (73,616 SF)
Zoning code
R4
APN
004-982-036
UPID
US09-1867819
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
-
San Luis Post Acute Center Nursing Home
-
Bella Vista Transitional Care Center Nursing Home
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$900k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.54M
Blend (final)
Blend
$1.22M
Owner & transaction history
Dustin W Brown · 5 yrs held
Dustin W Brown
since 2021
7 recorded transactions
Zoning & alternative use
R4 · 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
$900,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.22M
Range $1.10M – $1.34M · ±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
$38 / 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
$41,302
Tax year 2024
Assessed value
$3,737,259
Assessed 2024
Previous assessed
$3,737,259
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$607,524
Assessed improvement
$3,129,735
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1970
Construction
WOOD
Heating
NONE
Total area
32,070 SF
Lot
1.69 ac (73,616 SF)
Zoning code
R4
APN
004-982-036
UPID
US09-1867819
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
R4 · San Luis Obispo, CAZoning R4 · permitted uses
R4 · San Luis Obispo, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1970
Construction
WOOD
Heating
NONE
Lot
1.69 ac
Current owner
From public records · entity-resolved
Dustin W Brown
Individual
Free & Clear · 5 yrs held
Mailing address
589 E FRANCIS DR, PALM SPRINGS, CA 92262-2220
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
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
Feb 2, 2021
—
Dustin W Brown
Ccc & Associates LLC
Grant Deed
—
Mar 12, 2007
—
Ccc & Associates LLC
Wlb & Associates Family Ptshp
Quit Claim Deed
related
—
Aug 12, 1996
—
Wlb & Associates Family Ptshp
Brown,dustin W & Shayna K
Grant Deed
related
—
Jul 10, 1996
—
Dustin W Brown
Brown,dustin W & Shayna K
Quit Claim Deed
related
—
Jun 1, 1994
—
Dustin W Brown
Brown,dustin W &
Quit Claim Deed
related
—
Aug 30, 1991
—
Dustin W Brown
Brown,dustin W
Quit Claim Deed
related
$300,000 · South Bay Financ
—
—
Wlb & Associates
—
Deed Of Trust
related
$350,000 · Individual
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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