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Property profile & analytics
OFF-MARKET
Estimated value
$1,105,000
Grocery and convenience stores
805 Aerovista Pl Ste 106 San Luis Obispo, CA 93401-7921
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US09-5005616
Property profile
Verified
Property type
Grocery and convenience stores
Use group
CONVENIENCE STORE (W/FUEL PUMP)
Year built
2005
Construction
WOOD
Total area
4,390 SF
Lot
0.9 ac (39,204 SF)
Zoning code
CS
APN
053-415-012
UPID
US09-5005616
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
$800k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.41M
Blend (final)
Blend
$1.11M
Owner & transaction history
4021 Broad Street INC · 4 yrs held
4021 Broad Street INC
since 2021
7 recorded transactions
Zoning & alternative use
CS · San Luis Obispo, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.6M
+68.2%
Office building
$1.1M
+13.3%
Commercial (general)
$1.1M
+10.7%
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
$800,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
SERVICE STATION (FULL SERVICE)
$950,000
Current use
AUTO REPAIR, GARAGE
$1,600,000
Change: +68% · Conversion: Difficult
OFFICE BUILDING
$1,075,000
Change: +13% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,050,000
Change: +11% · Conversion: Difficult
MEDICAL BUILDING
$945,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$1.11M
Range $995k – $1.22M · ±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
$252 / 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
$43,142
Tax year 2024
Assessed value
$3,903,736
Assessed 2024
Previous assessed
$3,903,736
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$2,208,223
Assessed improvement
$1,695,513
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
Grocery and convenience stores
Use group
CONVENIENCE STORE (W/FUEL PUMP)
Status
Off-Market
Year built
2005
Construction
WOOD
Heating
NONE
Total area
4,390 SF
Lot
0.9 ac (39,204 SF)
Zoning code
CS
APN
053-415-012
UPID
US09-5005616
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
CS · San Luis Obispo, CA
Zoning CS · permitted uses
CS · 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
SERVICE STATION (FULL SERVICE) Current
Est. value
$950,000
AUTO REPAIR, GARAGE
Est. value
$1.6M
OFFICE BUILDING
Est. value
$1.1M
COMMERCIAL (GENERAL)
Est. value
$1.1M
MEDICAL BUILDING
Est. value
$945,000
SERVICE STATION (FULL SERVICE) Current
AUTO REPAIR, GARAGE
OFFICE BUILDING
COMMERCIAL (GENERAL)
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
2005
Construction
WOOD
Heating
NONE
Lot
0.9 ac
Current owner
From public records · entity-resolved
4021 Broad Street INC
Entity
Mailing address
PO BOX 13160, SAN LUIS OBISPO, CA 93406-3160
Ownership since
2021
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
Dec 22, 2021
—
4021 Broad Street INC
—
Deed
related
$585,000 · Pacific Premier Bank
Dec 9, 2019
—
4021 Broad Stret INC
—
Deed
related
—
Oct 25, 2018
—
4021 Broad Street INC
—
Deed
related
$704,985 · Pacific Premier Bank
May 4, 2017
—
Deron Brewer
—
Deed
related
$1,831,629 · Rabobank
Mar 16, 2005
—
Coast Marketing Co INC
—
Trustees Deed
related
$1,470,000 · Coast National Bank
—
—
Kimberly C Brewer
—
Deed Of Trust
related
$90,000 · Ray E & Sandra J Crosno
—
—
Deron Brewer
—
Deed Of Trust
related
$135,000 · Kimberly Crosno
—
—
Deron Brewer
—
Loan Modification
related
$1,831,629 · Rabobank
—
—
Coast Marketing Co INC
—
Deed Of Trust
related
$2,450,000 · Rabobank
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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