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Property profile & analytics
OFF-MARKET
Estimated value
$1,085,000
Assisted living facilities
467 Hl St San Luis Obispo, CA 93405-2325
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-0985951
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1996
Construction
WOOD FRAME
Total area
22,281 SF
Lot
0.34 ac (14,687 SF)
Zoning code
R1
APN
001-181-038
UPID
US09-0985951
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
-
Vista Rosa Living Nursing Home Retirement Community
-
Rose Care Group Property Management Company Assisted Living Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$760k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.42M
Blend (final)
Blend
$1.09M
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
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
$760,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.09M
Range $977k – $1.19M · ±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
$49 / 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
$37,976
Tax year 2024
Assessed value
$3,436,279
Assessed 2024
Previous assessed
$3,436,279
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$480,155
Assessed improvement
$2,956,124
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
1996
Construction
WOOD FRAME
Heating
NONE
Stories
2
Rooms
5
Bathrooms
24
Total area
22,281 SF
Lot
0.34 ac (14,687 SF)
Zoning code
R1
APN
001-181-038
UPID
US09-0985951
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
Building & site characteristics
From public records
Year built
1996
Construction
WOOD FRAME
Heating
NONE
Stories
2
Rooms
5
Bathrooms
24
Lot
0.34 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
18 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
May 25, 2016
—
Tim Ronda
Ronda,tim
Quit Claim Deed
related
—
Mar 16, 2016
—
Tim Ronda
Ronda,tim
Quit Claim Deed
related
—
Feb 13, 2015
$120,000
Ronda,tim|starr,brian & Jackie Trust
Ronda Tim
Grant Deed
related
—
Jun 2, 2014
$27,000
Tim Ronda
Rossi Robin L Living Trust
Grant Deed
—
Aug 16, 2013
—
Tim Ronda
Ronda,sandra E
Quit Claim Deed
related
—
Dec 30, 2011
—
Tim Ronda
Rossi Robin L Living Trustlt
Grant Deed
—
Oct 15, 1999
$500,000
Rossi Trust
Sjl Of California LP
Grant Deed
$375,000 · Seller
Jan 26, 1996
$750,000
Sjl Of California LP
Ep Communications INC
Grant Deed
$11,000,000 · First Union Nat'l Bk N C Ttee
Sep 23, 1994
$750,000
Ep Communications INC
Ksby License INC
Grant Deed
—
—
—
Rossi,tr
—
Deed Of Trust
related
$500,000 · Matthew Quaglino Trustee
—
—
Brian Starr
—
Deed Of Trust
related
$4,500,000 · Community W Bk
—
—
Rossi Trust
—
Deed Of Trust
related
$375,000 · Gretchen Burnett Trustee
—
—
Rossi,robin L Living Trust
—
Deed Of Trust
related
$640,000 · Umpqua Bank
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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