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Property profile & analytics
OFF-MARKET
Estimated value
$585,000
Office Spaces
805 Aerovista Pl Ste 102 San Luis Obispo, CA 93401-7921
Entity Owned
9-yr Hold
~
Est. High Equity
Property ID
US09-0102153
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
2001
Total area
1,239 SF
Lot
0.03 ac (1,307 SF)
Zoning code
BP
APN
053-416-011
UPID
US09-0102153
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
$395k
CAP Approach
CAP
$380k
Comparable Approach
Comparable
$455k
Blend (final)
Blend
$585k
Owner & transaction history
805 Aerovista Place LLC · 9 yrs held
805 Aerovista Place LLC
since 2016
Last sale
$713,000
1 recorded transaction
Zoning & alternative use
BP · San Luis Obispo, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$650,000
+16.0%
Auto repair, garage
$565,000
+0.7%
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
by Request
ML approach
$395,000
CAP Approach
CAP Return
Estimation
6%
$410,000
6.5%
$380,000
7%
$350,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$560,000
Current use
COMMERCIAL (GENERAL)
$650,000
Change: +16% · Conversion: Easy
AUTO REPAIR, GARAGE
$565,000
Change: +1% · Conversion: Difficult
MEDICAL BUILDING
$530,000
Change: -6% · Conversion: Easy
Blend value · Realmo final
$585k
Range $527k – $644k · ±10% · vs last sale $713k (Sep 16 2024)
Last sale anchor
$713k
Sep 16 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
$472 / 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
$7,621
Tax year 2024
Assessed value
$689,586
Assessed 2024
Previous assessed
$689,586
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$459,725
Assessed improvement
$229,861
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
Office Spaces
Use group
CONDOMINIUM OFFICES
Status
Off-Market
Year built
2001
Heating
NONE
Total area
1,239 SF
Lot
0.03 ac (1,307 SF)
Zoning code
BP
APN
053-416-011
UPID
US09-0102153
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
BP · San Luis Obispo, CA
Zoning BP · permitted uses
BP · 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
OFFICE BUILDING Current
Est. value
$560,000
COMMERCIAL (GENERAL)
Est. value
$650,000
AUTO REPAIR, GARAGE
Est. value
$565,000
MEDICAL BUILDING
Est. value
$530,000
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
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
2001
Heating
NONE
Lot
0.03 ac
Current owner
From public records · entity-resolved
805 Aerovista Place LLC
Entity
Mailing address
805 AEROVISTA PL STE #102, SAN LUIS OBISPO, CA 93401-7921
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 25, 2016
—
805 Aerovista Place LLC
Sorina Carabeth
Grant Deed
$218,659 · Coasthills Cu
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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