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Property profile & analytics
OFF-MARKET
Estimated value
$3,105,000
Office buildings
3533 Empleo St San Luis Obispo, CA 93401-7334
Individually Owned
4-yr Hold
Free & Clear
Property ID
US09-0444031
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1996
Construction
WOOD
Total area
10,114 SF
Lot
0.71 ac (30,928 SF)
Zoning code
CS
APN
053-252-058
UPID
US09-0444031
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
-
Duncan Group Property Management Company
-
San Luis Obispo Repertory Theatre Headquarters Charitable Organization Social Service Agency
-
The Mobile Garage Door Repair Company Building Supply General Contractor
-
SPOKES - resources for nonprofits Charitable Organization Social Service Agency
-
Riverview Townhomes - Food Distribution Center Food Bank Charitable Organization
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.41M
CAP Approach
CAP
$3.09M
Comparable Approach
Comparable
$3.79M
Blend (final)
Blend
$3.11M
Owner & transaction history
San Luis Obispo Repertory Theatre · 4 yrs held
San Luis Obispo Repertory Theatre
since 2022
Last sale
$2.8M
4 recorded transactions
Zoning & alternative use
CS · San Luis Obispo, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$5.1M
+10.8%
Auto repair, garage
$4.6M
+0.8%
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
$3,490,000
ML approach
$3,410,000
CAP Approach
CAP Return
Estimation
6%
$3,345,000
6.5%
$3,090,000
7%
$2,870,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$4,590,000
Current use
RESTAURANT
$5,085,000
Change: +11% · Conversion: Moderate
AUTO REPAIR, GARAGE
$4,620,000
Change: +1% · Conversion: Difficult
MEDICAL BUILDING
$4,315,000
Change: -6% · Conversion: Easy
Blend value · Realmo final
$3.11M
Range $2.79M – $3.42M · ±10% · vs last sale $2.77M (Mar 31 2022)
Last sale anchor
$2.77M
Mar 31 2022
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
$307 / 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 2022Property tax & assessments
Tax year 2022
Assessed value
$2,821,830
Assessed 2023
Previous assessed
$2,046,099
+37.9% YoY
Assessed land
$1,275,000
Assessed improvement
$1,546,830
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
Office buildings
Use group
PROFESSIONAL BUILDING
Status
Off-Market
Year built
1996
Construction
WOOD
Heating
NONE
Total area
10,114 SF
Lot
0.71 ac (30,928 SF)
Zoning code
CS
APN
053-252-058
UPID
US09-0444031
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.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$4.6M
RESTAURANT
Est. value
$5.1M
AUTO REPAIR, GARAGE
Est. value
$4.6M
MEDICAL BUILDING
Est. value
$4.3M
OFFICE BUILDING Current
RESTAURANT
AUTO REPAIR, GARAGE
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
1996
Construction
WOOD
Heating
NONE
Lot
0.71 ac
Current owner
From public records · entity-resolved
San Luis Obispo Repertory Theatre
Individual
Free & Clear · 4 yrs held
Mailing address
3533 EMPLEO ST, SAN LUIS OBISPO, CA 93401-7334
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2022
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
Mar 31, 2022
$2,766,500
San Luis Obispo Repertory Theatre
Peoples Self Help Housing Corporati
Grant Deed
—
Jan 12, 2018
—
Peoples Self-help Hsng Corp
—
Deed
related
$1,820,000 · Bank Of The Sierra
Mar 10, 1995
$234,500
Self-help Housing Peoples
Fonte,vincent S & Marianne E
Grant Deed
—
—
—
Peoples Self-help Hsng Corp
—
Deed Of Trust
related
$1,820,000 · Bank Of The Sierra
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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