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Property profile & analytics
OFF-MARKET
Estimated value
$510,000
Assisted living facilities
461 Hl St San Luis Obispo, CA 93405-2325
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-0167102
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2018
Construction
WOOD
Total area
3,871 SF
Lot
0.29 ac (12,632 SF)
Zoning code
R1
APN
001-181-041
UPID
US09-0167102
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
$430k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$589k
Blend (final)
Blend
$510k
Owner & transaction history
Hill Street Slo Partnership LLC · 5 yrs held
Hill Street Slo Partnership LLC
since 2021
7 recorded transactions
Zoning & alternative use
R1 · San Luis Obispo, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$735,000
+62.8%
Medical building
$580,000
+28.2%
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
$430,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$455,000
Current use
OFFICE BUILDING
$735,000
Change: +63% · Conversion: Difficult
MEDICAL BUILDING
$580,000
Change: +28% · Conversion: Difficult
Blend value · Realmo final
$510k
Range $459k – $561k · ±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
$132 / 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
$15,811
Tax year 2024
Assessed value
$1,430,655
Assessed 2024
Previous assessed
$1,430,655
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$471,311
Assessed improvement
$959,344
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
2018
Construction
WOOD
Heating
YES
Buildings
2
Stories
1
Rooms
8
Bathrooms
8
Total area
3,871 SF
Lot
0.29 ac (12,632 SF)
Zoning code
R1
APN
001-181-041
UPID
US09-0167102
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
R1 · San Luis Obispo, CAZoning R1 · permitted uses
R1 · 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
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$455,000
OFFICE BUILDING
Est. value
$735,000
MEDICAL BUILDING
Est. value
$580,000
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
OFFICE BUILDING
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
2018
Construction
WOOD
Heating
YES
Stories
1
Buildings
2
Rooms
8
Bathrooms
8
Lot
0.29 ac
Current owner
From public records · entity-resolved
Hill Street Slo Partnership LLC
Entity
Mailing address
762 HIGUERA ST STE #212, SAN LUIS OBISPO, CA 93401-3573
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
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 6, 2022
—
Hill Street Slo Partnership LLC
—
Deed
related
$4,800,000 · Community West Bank NA
Apr 23, 2021
—
Hill Street Slo Partnership LLC
Tim Lawrence Ronda
Grant Deed
—
Mar 12, 2019
—
Hill Street Slo Ptshp LLC
Ronda,tim
Quit Claim Deed
—
Oct 16, 2018
—
Tim Ronda
—
Trustees Deed
related
$4,500,000 · Community W Bk
Oct 13, 2016
—
Arpad Soo
Soo,adela
Quit Claim Deed
related
$4,820,000 · Community West Bank NA
Jan 30, 2015
—
Tim Ronda
Ronda,sandra
Quit Claim Deed
related
—
Nov 26, 2014
—
Tim Ronda
Ronda,sandra
Quit Claim Deed
related
—
Nov 26, 2014
$595,000
Tim Ronda
Silvia A Meyer
Grant Deed
$476,000 · Heritage Oaks Bank
Mar 14, 2011
—
Meyer Silvia A Family Trust
Meyer,silvia A
Quit Claim Deed
related
—
Mar 11, 2011
—
Silvia A Meyer
Silvia A Meyer
Intrafamily Transfer
related
$337,500 · Wells Fargo Bank NA
Sep 3, 2003
$486,000
Meyer,tr
House Donald W & Annette
Grant Deed
$340,200 · Washington Mutual Fsb
Jun 7, 2000
$19,500
Delmer D Cook
Cook,delmer D & Norma A
Grant Deed
related
—
Oct 2, 1995
$43,000
Delmar D Cook
Muff Trust
Grant Deed
related
—
—
—
Mcelhinney,trust
—
Deed Of Trust
related
$190,000 · Coast Federal Bank
—
—
Donald W House
—
Deed Of Trust
related
$275,000 · Washington Mutual Fsb
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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