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Property profile & analytics
OFF-MARKET
Estimated value
$1,530,000
Retail space
539 Tefft St Nipomo, CA 93444-8949
Trust Owned
9-yr Hold
~
Est. High Equity
Property ID
US09-3599077
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2003
Construction
WOOD
Total area
5,605 SF
Lot
0.56 ac (24,394 SF)
Zoning code
CR
APN
092-576-008
UPID
US09-3599077
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
-
Nipomo Sushi Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.40M
Comparable Approach
Comparable
$1.54M
Blend (final)
Blend
$1.53M
Owner & transaction history
Waugaman,karen L Trust · 9 yrs held
Waugaman,karen L Trust
since 2016
1 recorded transaction
Zoning & alternative use
CR · Nipomo, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$2.5M
+40.1%
Medical building
$2.3M
+26.7%
Apartment house (5+ units)
$2.1M
+14.3%
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 Nipomo submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Nipomo 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
by Request
CAP Approach
CAP Return
Estimation
6%
$1,520,000
6.5%
$1,400,000
7%
$1,300,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,815,000
Current use
COMMERCIAL (GENERAL)
$2,545,000
Change: +40% · Conversion: Easy
MEDICAL BUILDING
$2,305,000
Change: +27% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$2,075,000
Change: +14% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$1,805,000
Change: -1% · Conversion: Difficult
Blend value · Realmo final
$1.53M
Range $1.38M – $1.68M · ±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
$273 / 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
$30,425
Tax year 2024
Assessed value
$2,900,000
Assessed 2024
Previous assessed
$2,900,000
+0.0% YoY
Effective rate
1.05%
On assessed value
Assessed land
$930,000
Assessed improvement
$1,970,000
Applied tax rate
52.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2003
Construction
WOOD
Heating
NONE
Buildings
2
Total area
5,605 SF
Lot
0.56 ac (24,394 SF)
Zoning code
CR
APN
092-576-008
UPID
US09-3599077
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
CR · Nipomo, CA
Zoning CR · permitted uses
CR · Nipomo, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Nipomo. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.8M
COMMERCIAL (GENERAL)
Est. value
$2.5M
MEDICAL BUILDING
Est. value
$2.3M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.1M
INDUSTRIAL (GENERAL)
Est. value
$1.8M
RETAIL STORES Current
COMMERCIAL (GENERAL)
MEDICAL BUILDING
APARTMENT HOUSE (5+ UNITS)
INDUSTRIAL (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
2003
Construction
WOOD
Heating
NONE
Buildings
2
Lot
0.56 ac
Current owner
From public records · entity-resolved
Waugaman,karen L Trust
Trust
Mailing address
PO BOX 3682, CORRALES, NM 87048-3682
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 17, 2016
$2,625,000
Waugaman,karen L Trust
Nipomo Westside LP
Grant Deed
$1,220,500 · Bank Of The Sierra
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.
Try Rey
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