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Property profile & analytics
OFF-MARKET
Estimated value
$575,000
Community centers
3977 Higuera St San Luis Obispo, CA 93401-7467
Entity Owned
13-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-3061906
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
2016
Construction
TILT-UP CONCRETE
Total area
2,475 SF
Lot
1.67 ac (72,745 SF)
Zoning code
CN
APN
053-257-029
UPID
US10-3061906
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
-
Trader Joe's Grocery & Convenience Store Food Market
-
Apartment Window Replacement San Luis Obispo Hardware & Home Improvement Interior Design
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$600k
CAP Approach
CAP
$545k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$575k
Owner & transaction history
Kreutzkampf Investments LLC · 13 yrs held
Kreutzkampf Investments LLC
since 2013
5 recorded transactions
Zoning & alternative use
CN · San Luis Obispo, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$900,000
+365.8%
Office building
$605,000
+213.6%
Commercial (general)
$595,000
+206.5%
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
$600,000
CAP Approach
CAP Return
Estimation
6%
$590,000
6.5%
$545,000
7%
$505,000
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$900,000
Change: +366% · Conversion: Difficult
OFFICE BUILDING
$605,000
Change: +214% · Conversion: Moderate
COMMERCIAL (GENERAL)
$595,000
Change: +206% · Conversion: Easy
MEDICAL BUILDING
$535,000
Change: +176% · Conversion: Difficult
Blend value · Realmo final
$575k
Range $518k – $633k · ±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
$232 / 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
$54,256
Tax year 2024
Assessed value
$4,909,342
Assessed 2024
Previous assessed
$4,909,342
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$2,509,048
Assessed improvement
$2,400,294
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
2016
Construction
TILT-UP CONCRETE
Heating
NONE
Total area
2,475 SF
Lot
1.67 ac (72,745 SF)
Zoning code
CN
APN
053-257-029
UPID
US10-3061906
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
CN · San Luis Obispo, CAZoning CN · permitted uses
CN · 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
AUTO REPAIR, GARAGE
Est. value
$900,000
OFFICE BUILDING
Est. value
$605,000
COMMERCIAL (GENERAL)
Est. value
$595,000
MEDICAL BUILDING
Est. value
$535,000
AUTO REPAIR, GARAGE
OFFICE BUILDING
COMMERCIAL (GENERAL)
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
2016
Construction
TILT-UP CONCRETE
Heating
NONE
Lot
1.67 ac
Current owner
From public records · entity-resolved
Kreutzkampf Investments LLC
Entity
Mailing address
1706 LAS TUNAS RD, SANTA BARBARA, CA 93103-1719
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2013
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 31, 2017
—
Kreutzkampf Investments LLC
—
Deed
related
$1,500,000 · American Riviera Bank
Jan 31, 2013
—
Kreutzkampf Investments LLC
Kreutzkampf Investments
Quit Claim Deed
—
Feb 10, 2004
—
Kreutzkampf Investments
Tk Development-ii
Grant Deed
$1,775,000 · Santa Barbara Bank & Trust
—
—
Kreutzkampf Investments LLC
—
Deed Of Trust
related
—
—
—
Kreutzkampf Investment
—
Deed Of Trust
related
$1,800,000 · Mid-state Bank & Trust Co
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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