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Property profile & analytics
OFF-MARKET
Estimated value
$3,185,000
Retail space
560 Higuera St San Luis Obispo, CA 93401-3850
Individually Owned
5-yr Hold
~
Est. High Equity
Property ID
US09-1728003
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1985
Construction
WOOD
Total area
12,037 SF
Lot
0.33 ac (14,375 SF)
Zoning code
CD
APN
002-402-049
UPID
US09-1728003
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
-
Obispo Wealth Management Financial Advisor
-
K-Life Radio Station Telecommunications Service
-
Enchante Body Care Alternative Medicine Practice Spa & Massage Center
-
leyla massage Alternative Medicine Practice Spa & Massage Center
-
Caltec Computers Computer & Electronic Repair
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.82M
CAP Approach
CAP
$3.01M
Comparable Approach
Comparable
$3.97M
Blend (final)
Blend
$3.19M
Owner & transaction history
19six Architects · 5 yrs held
19six Architects
since 2020
Last sale
$3.0M
7 recorded transactions
Zoning & alternative use
CD · San Luis Obispo, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$5.1M
+27.7%
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
$3,995,000
ML approach
$3,820,000
CAP Approach
CAP Return
Estimation
6%
$3,260,000
6.5%
$3,010,000
7%
$2,795,000
Alternative Use
Use
Estimation
RETAIL STORES
$4,020,000
Current use
MEDICAL BUILDING
$5,135,000
Change: +28% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$3,875,000
Change: -4% · Conversion: Difficult
Blend value · Realmo final
$3.19M
Range $2.87M – $3.50M · ±10% · vs last sale $2.95M (Nov 19 2020)
Last sale anchor
$2.95M
Nov 19 2020
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
$265 / 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
$38,089
Tax year 2024
Assessed value
$3,446,479
Assessed 2024
Previous assessed
$3,446,479
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$2,205,110
Assessed improvement
$1,241,369
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1985
Construction
WOOD
Heating
NONE
Bathrooms
4
Total area
12,037 SF
Lot
0.33 ac (14,375 SF)
Zoning code
CD
APN
002-402-049
UPID
US09-1728003
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
CD · San Luis Obispo, CA
Zoning CD · permitted uses
CD · 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
RETAIL STORES Current
Est. value
$4.0M
MEDICAL BUILDING
Est. value
$5.1M
INDUSTRIAL (GENERAL)
Est. value
$3.9M
RETAIL STORES Current
MEDICAL BUILDING
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
1985
Construction
WOOD
Heating
NONE
Bathrooms
4
Lot
0.33 ac
Current owner
From public records · entity-resolved
19six Architects
Individual
Mailing address
560 HIGUERA ST STE C, SAN LUIS OBISPO, CA 93401-3850
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 19, 2020
—
19six Architects
Pmsm Architects
Quit Claim Deed
related
$2,212,500 · Mechanics Bk
Aug 26, 2016
—
Pmsm Architects
—
Trustees Deed
related
$370,000 · Rabobank
Jul 16, 2015
$2,950,000
Pmsm Architechts
560 Higuera LLC
Grant Deed
$2,212,500 · Rabobank NA
Jan 12, 2010
—
560 Higuera LLC
Robin L Rossi
Grant Deed
$1,250,000 · Wells Fargo Bank NA
Jun 24, 2005
$1,730,000
Rossi Robin L Trust
Klein Family Trust
Grant Deed
—
Jun 24, 2005
—
Klein Family Trust
Santa Barbara Pacific LLC
Grant Deed
—
—
—
Rossi Robin L Living Trust
—
Deed Of Trust
related
$900,000 · Patrick D M & D S Trust
—
—
Rossi Robin L Trust
—
Deed Of Trust
related
$1,100,000 · Standard Insurance Co
—
—
19six Architects
—
Loan Modification
related
$2,212,500 · Mechanics Bk
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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