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Property profile & analytics
OFF-MARKET
Estimated value
$510,000
Warehouses
3045 Duncan Rd San Luis Obispo, CA 93401-6746
Entity Owned
8-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-2218528
Property profile
Verified
Property type
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Year built
2005
Construction
TYPE NOT SPECIFIED
Total area
2,532 SF
Lot
2.3 ac (100,187 SF)
Zoning code
M
APN
053-202-030
UPID
US10-2218528
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
$580k
CAP Approach
CAP
$400k
Comparable Approach
Comparable
$336k
Blend (final)
Blend
$510k
Owner & transaction history
Palm Desert Self Storage Group · 8 yrs held
Palm Desert Self Storage Group
since 2018
7 recorded transactions
Zoning & alternative use
M · San Luis Obispo, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$845,000
+74.8%
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
$580,000
CAP Approach
CAP Return
Estimation
6%
$435,000
6.5%
$400,000
7%
$370,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$485,000
Current use
RETAIL STORES
$845,000
Change: +75% · Conversion: Moderate
Blend value · Realmo final
$510k
Range $459k – $561k · ±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
$201 / 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
$73,969
Tax year 2024
Assessed value
$6,693,110
Assessed 2024
Previous assessed
$6,693,110
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$3,346,555
Assessed improvement
$3,346,555
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
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Status
Off-Market
Year built
2005
Construction
TYPE NOT SPECIFIED
Heating
NONE
Buildings
4
Bathrooms
8
Total area
2,532 SF
Lot
2.3 ac (100,187 SF)
Zoning code
M
APN
053-202-030
UPID
US10-2218528
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
M · San Luis Obispo, CA
Zoning M · permitted uses
M · 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
WAREHOUSE, STORAGE Current
Est. value
$485,000
RETAIL STORES
Est. value
$845,000
WAREHOUSE, STORAGE Current
RETAIL STORES
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
2005
Construction
TYPE NOT SPECIFIED
Heating
NONE
Buildings
4
Bathrooms
8
Lot
2.3 ac
Current owner
From public records · entity-resolved
Palm Desert Self Storage Group
Entity
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 12, 2026
—
Palm Desert Self Storage Group LLC
—
Deed
related
$6,025,000 · Montecito Bank & Trust
Jul 16, 2020
—
Palm Desert Self Storage Group LLC
—
Deed
related
$2,000,000 · Pacific City Bank
Feb 27, 2018
$6,000,000
Palm Desert Self Storage Group
Mission Storage Center
Grant Deed
$3,000,000 · Bank Of Hope
Feb 6, 2008
$5,000,000
Storage Centers Mission
Roeder,charles M & Jocelyn C
Grant Deed
$2,000,000 · American Principle Bank
Dec 15, 2006
—
Charles M Roeder
Mission Self Storage INC
Grant Deed
related
—
Feb 28, 2005
—
Mission Self Storage INC
Charles M Roeder
Grant Deed
$2,900,000 · San Luis Trust Bank
Oct 8, 2004
—
Charles M Roeder
City Of San Luis Obispo
Quit Claim Deed
related
—
—
—
Mission Self Storage INC
—
Deed Of Trust
related
$50,000 · San Luis Trust Bank
—
—
Charles M Roeder
—
Deed Of Trust
related
$248,000 · San Luis Trust Bank
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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