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Property profile & analytics
OFF-MARKET
Estimated value
$525,000
Turn key restaurants
717 Higuera St San Luis Obispo, CA 93401-3512
Entity Owned
9-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-0166248
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1915
Construction
TILT-UP CONCRETE
Total area
1,800 SF
Lot
0.04 ac (1,800 SF)
Zoning code
CC
APN
002-424-003
UPID
US09-0166248
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
-
Buffalo Pub and Grill Bar & Pub Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$475k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$575k
Blend (final)
Blend
$525k
Owner & transaction history
717 Higuera Holdings LLC · 9 yrs held
717 Higuera Holdings LLC
since 2017
4 recorded transactions
Zoning & alternative use
CC · 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
by Request
ML approach
$475,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$825,000
Change: -9% · Conversion: Difficult
OFFICE BUILDING
$815,000
Change: -10% · Conversion: Moderate
MEDICAL BUILDING
$770,000
Change: -15% · Conversion: Difficult
Blend value · Realmo final
$525k
Range $473k – $578k · ±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
$292 / 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
$16,976
Tax year 2024
Assessed value
$1,536,064
Assessed 2024
Previous assessed
$1,536,064
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$1,024,044
Assessed improvement
$512,020
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1915
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Rooms
2
Bathrooms
1
Total area
1,800 SF
Lot
0.04 ac (1,800 SF)
Zoning code
CC
APN
002-424-003
UPID
US09-0166248
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
CC · San Luis Obispo, CA
Zoning CC · permitted uses
CC · 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
AUTO REPAIR, GARAGE
Est. value
$825,000
OFFICE BUILDING
Est. value
$815,000
MEDICAL BUILDING
Est. value
$770,000
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
1915
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Rooms
2
Bathrooms
1
Lot
0.04 ac
Current owner
From public records · entity-resolved
717 Higuera Holdings LLC
Entity
Mailing address
148 SANTA FE AVE, PISMO BEACH, CA 93449-1947
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 20, 2017
$1,350,000
717 Higuera Holdings LLC
Olaizola,michel
Grant Deed
$1,322,000 · Rabobank
Jan 29, 2016
—
Michel Olaizola
Olaizola,myriam
Quit Claim Deed
related
—
Dec 30, 2004
$695,000
Michel Olaizola
Upton Edward G Trust
Grant Deed
$545,000 · Upton Edward G Trust
Apr 10, 2001
—
Upton Trust
Upton,edward G
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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