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Property profile & analytics
OFF-MARKET
Estimated value
$525,000
Manufacturing properties
31 Higuera St San Luis Obispo, CA 93401-5414
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-0832408
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1950
Construction
TYPE NOT SPECIFIED
Total area
5,394 SF
Lot
0.46 ac (20,038 SF)
Zoning code
CS
APN
004-513-002
UPID
US09-0832408
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
$325k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$697k
Blend (final)
Blend
$525k
Owner & transaction history
Spangler Investments LLC · 5 yrs held
Spangler Investments LLC
since 2021
7 recorded transactions
Zoning & alternative use
CS · 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
$325,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$525k
Range $473k – $578k · ±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
$97 / 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
$1,357
Tax year 2024
Assessed value
$122,807
Assessed 2024
Previous assessed
$122,807
+0.0% YoY
Effective rate
1.10%
On assessed value
Assessed land
$70,155
Assessed improvement
$52,652
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1950
Construction
TYPE NOT SPECIFIED
Heating
NONE
Rooms
6
Bathrooms
2
Total area
5,394 SF
Lot
0.46 ac (20,038 SF)
Zoning code
CS
APN
004-513-002
UPID
US09-0832408
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
CS · San Luis Obispo, CA
Zoning CS · permitted uses
CS · 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.
Building & site characteristics
From public records
Year built
1950
Construction
TYPE NOT SPECIFIED
Heating
NONE
Rooms
6
Bathrooms
2
Lot
0.46 ac
Current owner
From public records · entity-resolved
Spangler Investments LLC
Entity
Mailing address
5464 CAMINITO EXQUISITO, SAN DIEGO, CA 92130-2824
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 19, 2021
—
Spangler Investments LLC
Patricia B Spangler
Intrafamily Transfer
related
$1,249,000 · Pacific Premier Bank
Nov 16, 2017
—
Spangler,heather A Trust
Spangler,heather & Michael R
Quit Claim Deed
related
—
Jul 10, 2017
—
Heather Spangler
Spangler,michael R
Affidavit Of Death
related
—
May 11, 2017
—
Spangler,michaele R Trust
Spangler,michael R
Quit Claim Deed
related
—
Jun 13, 2016
—
Spangler,michael R Trust
Spangler,michael R
Quit Claim Deed
related
—
Aug 20, 2002
—
Michael R Spangler
Spangler,katherine L
Quit Claim Deed
related
$1,300,000 · First Bank San Luis Obispo
Dec 29, 1993
—
Michael R Spangler
Spangler,michael
Quit Claim Deed
related
—
—
—
Michael R Spangle
—
Deed Of Trust
related
$1,900,000 · San Luis Trust Bank
—
—
Michael R Spangler
—
Deed Of Trust
related
$65,000 · Daniel A Hilford
—
—
Michael R Spangler
—
Deed Of Trust
related
$1,455,000 · Heritage Oaks 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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