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Property profile & analytics
OFF-MARKET
Estimated value
$990,000
Assisted living facilities
696 Foothill Blvd San Luis Obispo, CA 93405-1616
Individually Owned
6-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-0872131
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1927
Construction
WOOD
Total area
3,239 SF
Lot
0.32 ac (13,800 SF)
Zoning code
R4
APN
052-032-042
UPID
US09-0872131
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
-
Foothills Residential Care for Elderly Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.26M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$990k
Owner & transaction history
Jane A Quines · 6 yrs held
Jane A Quines
since 2020
Last sale
$937,000
2 recorded transactions
Zoning & alternative use
R4 · San Luis Obispo, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$835,000
+119.9%
Commercial (general)
$810,000
+114.2%
Office building
$615,000
+62.8%
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
$1,305,000
ML approach
$1,255,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$835,000
Change: +120% · Conversion: Difficult
COMMERCIAL (GENERAL)
$810,000
Change: +114% · Conversion: Difficult
OFFICE BUILDING
$615,000
Change: +63% · Conversion: Difficult
Blend value · Realmo final
$990k
Range $891k – $1.09M · ±10% · vs last sale $937k (Jul 7 2020)
Last sale anchor
$937k
Jul 7 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
$306 / 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
$13,602
Tax year 2024
Assessed value
$1,230,752
Assessed 2024
Previous assessed
$1,230,752
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$591,076
Assessed improvement
$639,676
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
1927
Construction
WOOD
Heating
NONE
Rooms
13
Bathrooms
3
Total area
3,239 SF
Lot
0.32 ac (13,800 SF)
Zoning code
R4
APN
052-032-042
UPID
US09-0872131
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
R4 · San Luis Obispo, CAZoning R4 · permitted uses
R4 · 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
AUTO REPAIR, GARAGE
Est. value
$835,000
COMMERCIAL (GENERAL)
Est. value
$810,000
OFFICE BUILDING
Est. value
$615,000
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
OFFICE 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
1927
Construction
WOOD
Heating
NONE
Rooms
13
Bathrooms
3
Lot
0.32 ac
Current owner
From public records · entity-resolved
Jane A Quines
Individual
Free & Clear · 6 yrs held
Mailing address
709 MAR VIS DR, LOS OSOS, CA 93402-3811
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 7, 2020
—
Jane A Quines
Edwin L Ingan
Quit Claim Deed
related
—
Feb 16, 2007
$937,000
Edwin I Ingan
Zeta Tau Alpha Fraternity Housing C
Grant Deed
$749,600 · Washington Mutual 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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