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Property profile & analytics
OFF-MARKET
Estimated value
$1,185,000
Office buildings
356 Santa Rosa St San Luis Obispo, CA 93405-2405
Individually Owned
5-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-1795266
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1960
Construction
WOOD
Total area
3,834 SF
Lot
0.32 ac (14,000 SF)
Zoning code
CT
APN
001-114-036
UPID
US09-1795266
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
-
Lombards Stereo Electronics & Wireless Store Auto Parts Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.55M
CAP Approach
CAP
$1.17M
Comparable Approach
Comparable
$1.10M
Blend (final)
Blend
$1.19M
Owner & transaction history
David B Joy · 5 yrs held
David B Joy
since 2021
Last sale
$1.2M
4 recorded transactions
Zoning & alternative use
CT · San Luis Obispo, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.9M
+9.2%
Auto repair, garage
$1.8M
+2.0%
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
$1,615,000
ML approach
$1,545,000
CAP Approach
CAP Return
Estimation
6%
$1,270,000
6.5%
$1,170,000
7%
$1,085,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,720,000
Current use
COMMERCIAL (GENERAL)
$1,875,000
Change: +9% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,750,000
Change: +2% · Conversion: Difficult
MEDICAL BUILDING
$1,635,000
Change: -5% · Conversion: Easy
Blend value · Realmo final
$1.19M
Range $1.07M – $1.30M · ±10% · vs last sale $1.24M (May 6 2021)
Last sale anchor
$1.24M
May 6 2021
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
$309 / 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
$14,927
Tax year 2024
Assessed value
$1,350,650
Assessed 2024
Previous assessed
$1,350,650
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$1,093,645
Assessed improvement
$257,005
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
1960
Construction
WOOD
Heating
NONE
Buildings
2
Bathrooms
2
Total area
3,834 SF
Lot
0.32 ac (14,000 SF)
Zoning code
CT
APN
001-114-036
UPID
US09-1795266
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
CT · San Luis Obispo, CA
Zoning CT · permitted uses
CT · 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
$1.7M
COMMERCIAL (GENERAL)
Est. value
$1.9M
AUTO REPAIR, GARAGE
Est. value
$1.8M
MEDICAL BUILDING
Est. value
$1.6M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
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
1960
Construction
WOOD
Heating
NONE
Buildings
2
Bathrooms
2
Lot
0.32 ac
Current owner
From public records · entity-resolved
David B Joy
Individual
Free & Clear · 5 yrs held
Mailing address
1935 VIS DEL PUEBLO, NIPOMO, CA 93444-9374
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 6, 2021
—
David B Joy
David Joy
Intrafamily Transfer
related
—
Jul 13, 2018
$1,235,000
David Joy
Clifford Williams Jones
Grant Deed
$617,500 · Community West Bank NA
Jul 13, 2018
—
Owner Name Unavailable
Jones,kenneth W
Affidavit Of Death
related
—
Nov 16, 2011
—
Jones Kenneth & Florence Trust
Jones Kenneth & F Liv Trust
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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