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Property profile & analytics
OFF-MARKET
Estimated value
$1,550,000
Commercial land
666 Upham St San Luis Obispo, CA 93401-4314
Individually Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1780350
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Year built
1920
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
5,094 SF
Lot
0.32 ac (14,023 SF)
Zoning code
CN
APN
003-641-010
UPID
US09-1780350
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
$1.55M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.40M
Blend (final)
Blend
$1.55M
Owner & transaction history
Michael Paul Demott · 2 yrs held
Michael Paul Demott
since 2024
Last sale
$1.6M
7 recorded transactions
Zoning & alternative use
CN · 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
$1,550,000
ML approach
$1,550,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$2,560,000
Change: -4% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,330,000
Change: -13% · Conversion: Difficult
OFFICE BUILDING
$2,310,000
Change: -14% · Conversion: Easy
MEDICAL BUILDING
$2,175,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$1.55M
Range $1.40M – $1.71M · ±10% · vs last sale $1.55M (Jun 13 2024)
Last sale anchor
$1.55M
Jun 13 2024
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
$304 / 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
$14,887
Tax year 2024
Assessed value
$1,347,060
Assessed 2024
Previous assessed
$1,347,060
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$936,360
Assessed improvement
$410,700
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Year built
1920
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Total area
5,094 SF
Lot
0.32 ac (14,023 SF)
Zoning code
CN
APN
003-641-010
UPID
US09-1780350
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
CN · San Luis Obispo, CA
Zoning 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
San Luis Obispo. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$2.6M
AUTO REPAIR, GARAGE
Est. value
$2.3M
OFFICE BUILDING
Est. value
$2.3M
MEDICAL BUILDING
Est. value
$2.2M
RESTAURANT
AUTO REPAIR, GARAGE
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
1920
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Lot
0.32 ac
Current owner
From public records · entity-resolved
Michael Paul Demott
Individual
Mailing address
668 UPHAM ST, SAN LUIS OBISPO, CA 93401-4314
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
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
Jan 2, 2026
—
Brittany Tricamo Separate Property
—
Deed
related
$1,250,000 · Gary Toll Etux
Jun 13, 2024
$1,551,000
Michael Paul Demott
John Tricamo
Grant Deed
$1,500,000 · Jose Toll
Jan 10, 2024
—
John Tricamo
—
Deed
related
$200,000 · Gary Toll Etux
Sep 1, 2023
—
John Tricamo
—
Deed
related
$400,000 · Gary Toll Defined Benefit Plan
Mar 21, 2023
—
Brittany Tricamo
John Tricamo
Intrafamily Transfer
related
$400,000 · Gary Toll Defined Benedit Plan
Jul 6, 2021
$900,000
John Tricamo
Blake J Irving
Grant Deed
$650,000 · Blake J Irving Family Trust
Jul 27, 2018
$1,000,000
Irving,blake J Family Trust
Jones K & F Exemption Trust
Grant Deed
—
Jul 27, 2018
—
Jones,kenneth & Florence L Trust
Jones,kenneth W
Affidavit Of Death
related
—
Nov 16, 2011
—
Jones Kenneth & Florence Trust
Jones Kenneth & F Liv Trust
Quit Claim Deed
related
—
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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