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Property profile & analytics
OFF-MARKET
Estimated value
$1,620,000
Mobile home & RV parks
3500 Bullock Ln San Luis Obispo, CA 93401-7135
Trust Owned
11-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-3743114
Property profile
Verified
Property type
Mobile home & RV parks
Use group
MOBILE HOME PARK, TRAILER PARK
Year built
1974
Construction
TILT-UP CONCRETE
Total area
2,409 SF
Lot
9.73 ac (423,838 SF)
Zoning code
R2
APN
053-071-018
UPID
US09-3743114
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
-
Willow Creek Country Estates Campground & RV Park
-
Molly Riley Physician Medical Clinic
-
Solo Cleaning Hardware & Home Improvement
-
The Velvet Skull (Bike/Boat/Book/etc) Store
-
Dooley Graphics Marketing & Advertising Advertising Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.80M
Blend (final)
Blend
$1.62M
Owner & transaction history
Van,adelsberg 1990 Trust · 11 yrs held
Van,adelsberg 1990 Trust
since 2014
4 recorded transactions
Zoning & alternative use
R2 · San Luis Obispo, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.3M
+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
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
MOBILE HOME PARK, TRAILER PARK
$1,160,000
Current use
COMMERCIAL (GENERAL)
$1,270,000
Change: +9% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,100,000
Change: -5% · Conversion: Difficult
OFFICE BUILDING
$1,095,000
Change: -6% · Conversion: Difficult
MEDICAL BUILDING
$1,030,000
Change: -11% · Conversion: Difficult
Blend value · Realmo final
$1.62M
Range $1.46M – $1.78M · ±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
$672 / 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
$30,812
Tax year 2024
Assessed value
$2,788,012
Assessed 2024
Previous assessed
$2,788,012
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$1,920,075
Assessed improvement
$867,937
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
1974
Construction
TILT-UP CONCRETE
Heating
NONE
Total area
2,409 SF
Lot
9.73 ac (423,838 SF)
Zoning code
R2
APN
053-071-018
UPID
US09-3743114
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
R2 · San Luis Obispo, CAZoning R2 · permitted uses
R2 · 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
$1.2M
COMMERCIAL (GENERAL)
Est. value
$1.3M
AUTO REPAIR, GARAGE
Est. value
$1.1M
OFFICE BUILDING
Est. value
$1.1M
MEDICAL BUILDING
Est. value
$1.0M
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
1974
Construction
TILT-UP CONCRETE
Heating
NONE
Lot
9.73 ac
Current owner
From public records · entity-resolved
Van,adelsberg 1990 Trust
Trust
Free & Clear · 11 yrs held
Mailing address
4297 WLS RD, PECONIC, NY 11958-1738
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 30, 2014
—
Van,adelsberg 1990 Trust
Van Adelsberg Family Trustpt
Quit Claim Deed
related
—
Sep 30, 2014
$2,200,000
Drusin,ronald E Family Trust
Van Adelsberg Joost H Trust
Grant Deed
$1,525,000 · Everbank
Jul 2, 2010
—
Vanadelsberg 1990 Trust
Vanadelsberg,madge S
Quit Claim Deed
related
—
Jan 18, 1996
—
Van Adelsberg Trust
Van Adelsberg,joost
Quit Claim Deed
related
—
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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