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Property profile & analytics
OFF-MARKET
Estimated value
$560,000
Automotive properties
396 Marsh St San Luis Obispo, CA 93401-3821
Individually Owned
4-yr Hold
Free & Clear
Property ID
US09-2236398
Property profile
Verified
Property type
Automotive properties
Use group
VEHICLE SALES, RENTALS
Year built
1964
Construction
WOOD
Total area
684 SF
Lot
0.17 ac (7,405 SF)
Zoning code
CR
APN
002-509-013
UPID
US09-2236398
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
-
Landis Auto Sales Car Dealership
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$650k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$538k
Blend (final)
Blend
$560k
Owner & transaction history
Scott William Rosensteel · 4 yrs held
Scott William Rosensteel
since 2021
Last sale
$550,000
7 recorded transactions
Zoning & alternative use
CR · San Luis Obispo, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$360,000
+15.1%
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
$635,000
ML approach
$650,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$360,000
Change: +15% · Conversion: Moderate
Blend value · Realmo final
$560k
Range $504k – $616k · ±10% · vs last sale $550k (Nov 5 2021)
Last sale anchor
$550k
Nov 5 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
$819 / 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
$6,647
Tax year 2024
Assessed value
$601,502
Assessed 2024
Previous assessed
$601,502
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$579,631
Assessed improvement
$21,871
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
Automotive properties
Use group
VEHICLE SALES, RENTALS
Status
Off-Market
Year built
1964
Construction
WOOD
Heating
NONE
Total area
684 SF
Lot
0.17 ac (7,405 SF)
Zoning code
CR
APN
002-509-013
UPID
US09-2236398
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
CR · San Luis Obispo, CA
Zoning CR · permitted uses
CR · 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
COMMERCIAL (GENERAL)
Est. value
$360,000
COMMERCIAL (GENERAL)
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
1964
Construction
WOOD
Heating
NONE
Lot
0.17 ac
Current owner
From public records · entity-resolved
Scott William Rosensteel
Individual
Free & Clear · 4 yrs held
Mailing address
396 MARSH ST, SAN LUIS OBISPO, CA 93401-3821
Mailing matches property
Yes
Owner-occupied
Yes
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
Nov 5, 2021
—
Scott William Rosensteel
Scott William Rosensteel
Intrafamily Transfer
related
—
Nov 1, 2021
—
Scott William Rosensteel
Scott William Rosensteel
Intrafamily Transfer
related
—
Jul 25, 2018
$550,000
Scott W Rosenteel
Lopez Vanhecke Crashena
Grant Deed
$412,500 · Sasloc FCU
Apr 12, 2017
—
Crashena L Vanhecke
Bowden,dondra A
Affidavit Of Death
related
—
Apr 28, 2015
—
Dondra Living Trust
Dondra
Quit Claim Deed
related
—
Aug 26, 2013
—
Dondra
Bowden,julie D
Grant Deed
related
—
Jul 5, 2013
—
Julie D Bowden
Dondra
Grant Deed
—
Jun 9, 2009
$150,000
Donra Owner
Garcia,jewel
Quit Claim Deed
related
—
Sep 30, 2008
$150,000
Jewel M Garcia
Bowden,julie D
Quit Claim Deed
related
—
Feb 24, 2006
—
Bowden Julie D Trust
Bowden,julie D
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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