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Property profile & analytics
OFF-MARKET
Estimated value
$695,000
Investment properties
70 San Francisco St Avila Beach, CA 93424
Entity Owned
12-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-2977785
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
2009
Construction
WOOD
Total area
1,919 SF
Lot
0.07 ac (3,000 SF)
Zoning code
CR
APN
076-216-025
UPID
US10-2977785
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$733k
Blend (final)
Blend
$695k
Owner & transaction history
L J Morganti Co · 12 yrs held
L J Morganti Co
since 2013
6 recorded transactions
Zoning & alternative use
CR · Avila Beach, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$915,000
+4.9%
Auto repair, garage
$875,000
+0.6%
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 Avila Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Avila Beach 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$870,000
Current use
OFFICE BUILDING
$915,000
Change: +5% · Conversion: Easy
AUTO REPAIR, GARAGE
$875,000
Change: +1% · Conversion: Difficult
MEDICAL BUILDING
$790,000
Change: -10% · Conversion: Easy
Blend value · Realmo final
$695k
Range $626k – $765k · ±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
$362 / 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
$16,025
Tax year 2024
Assessed value
$1,442,183
Assessed 2024
Previous assessed
$1,442,183
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$630,955
Assessed improvement
$811,228
Applied tax rate
112.0000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
2009
Construction
WOOD
Heating
NONE
Buildings
2
Total area
1,919 SF
Lot
0.07 ac (3,000 SF)
Zoning code
CR
APN
076-216-025
UPID
US10-2977785
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
CR · Avila Beach, CAZoning CR · permitted uses
CR · Avila Beach, 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
COMMERCIAL (GENERAL) Current
Est. value
$870,000
OFFICE BUILDING
Est. value
$915,000
AUTO REPAIR, GARAGE
Est. value
$875,000
MEDICAL BUILDING
Est. value
$790,000
COMMERCIAL (GENERAL) Current
OFFICE BUILDING
AUTO REPAIR, GARAGE
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
2009
Construction
WOOD
Heating
NONE
Buildings
2
Lot
0.07 ac
Current owner
From public records · entity-resolved
L J Morganti Co
Entity
Mailing address
5882 RIVERBANK CIR, STOCKTON, CA 95219-2520
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2013
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 6, 2013
—
L J Morganti Co
Rowley Woolpert LLC
Grant Deed
—
May 21, 2010
—
Rowley Woolpert LLC
Rowley,michael P & Debbie A
Quit Claim Deed
—
Apr 4, 2008
$200,000
Michael P Rowley
Woolpert,mark
Grant Deed
—
Feb 16, 2007
—
Mark Woolpert
Woolpert,patricia
Quit Claim Deed
related
—
Feb 16, 2007
$847,500
Michael P Rowley
Michael P Rowley
Intrafamily Transfer
related
$1,695,000 · Pacific Capital Bank NA
Jul 21, 2006
$1,312,500
Michael P Rowley
Christopher Knauer
Grant Deed
$853,125 · First Bank Of San Luis Obispo
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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