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Property profile & analytics
OFF-MARKET
Estimated value
$6,465,000
Office buildings
3563 Empleo St San Luis Obispo, CA 93401-7379
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US09-2156142
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1984
Construction
TILT-UP CONCRETE
Total area
20,890 SF
Lot
1.28 ac (55,756 SF)
Zoning code
CS
APN
053-252-067
UPID
US09-2156142
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
$7.90M
CAP Approach
CAP
$6.38M
Comparable Approach
Comparable
$7.72M
Blend (final)
Blend
$6.47M
Owner & transaction history
Tkl Acquistions LLC · 2 yrs held
Tkl Acquistions LLC
since 2023
Last sale
$5.8M
7 recorded transactions
Zoning & alternative use
CS · San Luis Obispo, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$10.5M
+10.8%
Auto repair, garage
$9.5M
+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
$7,595,000
ML approach
$7,900,000
CAP Approach
CAP Return
Estimation
6%
$6,910,000
6.5%
$6,380,000
7%
$5,925,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$9,475,000
Current use
RESTAURANT
$10,505,000
Change: +11% · Conversion: Moderate
AUTO REPAIR, GARAGE
$9,545,000
Change: +1% · Conversion: Difficult
MEDICAL BUILDING
$8,910,000
Change: -6% · Conversion: Easy
Blend value · Realmo final
$6.47M
Range $5.82M – $7.11M · ±10% · vs last sale $5.75M (Dec 26 2023)
Last sale anchor
$5.75M
Dec 26 2023
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
$63,546
Tax year 2024
Assessed value
$5,750,000
Assessed 2024
Previous assessed
$5,750,000
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$2,500,000
Assessed improvement
$3,250,000
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
1984
Construction
TILT-UP CONCRETE
Heating
NONE
Total area
20,890 SF
Lot
1.28 ac (55,756 SF)
Zoning code
CS
APN
053-252-067
UPID
US09-2156142
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
$9.5M
RESTAURANT
Est. value
$10.5M
AUTO REPAIR, GARAGE
Est. value
$9.5M
MEDICAL BUILDING
Est. value
$8.9M
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
1984
Construction
TILT-UP CONCRETE
Heating
NONE
Lot
1.28 ac
Current owner
From public records · entity-resolved
Tkl Acquistions LLC
Entity
Mailing address
PO BOX 12709, SAN LUIS OBISPO, CA 93406-2709
Ownership since
2023
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
Dec 26, 2023
$5,750,000
Tkl Acquistions LLC
Potratz Properties LLC
Grant Deed
$1,100,000 · Potratz Properties LLC
Feb 24, 2017
—
Potratz Properties LLC
—
Deed
related
$2,130,000 · Wells Fargo Bk
Mar 26, 1999
—
Potratz Properties LLC
Potratz Trust
Quit Claim Deed
related
—
Aug 7, 1998
$1,450,000
Potratz Trust
William J Mabie Estate
Trustees Deed
$1,256,250 · Coast National Bank
Aug 7, 1998
—
Mabie Trust
Hibshman Corporation
Quit Claim Deed
related
—
—
—
Potratz Properties LLC
—
Deed Of Trust
related
$2,000,000 · Wells Fargo Bk/tx
—
—
Potratz Properties LLC
—
Loan Modification
related
$2,130,000 · Wells Fargo Bk
—
—
Potratz Properties LLC
—
Deed Of Trust
related
$1,482,500 · Union Bank Of California
—
—
Potratz Properties LLC
—
Deed Of Trust
related
$600,000 · Union Bank Of California
—
—
Potratz Properties LLC
—
Deed Of Trust
related
$1,250,000 · Union Bank Of California
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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