Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$6,200,000
Investment properties
853 Higuera St San Luis Obispo, CA 93401-3609
Individually Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1047267
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1910
Construction
TILT-UP CONCRETE
Total area
31,263 SF
Lot
0.5 ac (21,602 SF)
Zoning code
CD
APN
002-427-001
UPID
US09-1047267
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
-
Vans Skate Shop Women'S Clothing Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$5.49M
Comparable Approach
Comparable
$5.75M
Blend (final)
Blend
$6.20M
Owner & transaction history
Charles T Minetti · 1 yrs held
Charles T Minetti
since 2025
Last sale
$25,000
7 recorded transactions
Zoning & alternative use
CD · 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
by Request
CAP Approach
CAP Return
Estimation
6%
$5,940,000
6.5%
$5,485,000
7%
$5,090,000
Blend value · Realmo final
$6.20M
Range $5.58M – $6.82M · ±10% · vs last sale $25k (Jun 5 2025)
Last sale anchor
$25k
Jun 5 2025
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
$198 / 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
$64,388
Tax year 2024
Assessed value
$5,524,230
Assessed 2024
Previous assessed
$5,524,230
+0.0% YoY
Effective rate
1.17%
On assessed value
Assessed land
$1,791,508
Assessed improvement
$3,732,722
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1910
Construction
TILT-UP CONCRETE
Heating
NONE
Total area
31,263 SF
Lot
0.5 ac (21,602 SF)
Zoning code
CD
APN
002-427-001
UPID
US09-1047267
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
CD · San Luis Obispo, CA
Zoning CD · permitted uses
CD · 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.
Building & site characteristics
From public records
Year built
1910
Construction
TILT-UP CONCRETE
Heating
NONE
Lot
0.5 ac
Current owner
From public records · entity-resolved
Charles T Minetti
Individual
Mailing address
347 HARTNELL RD, SANTA MARIA, CA 93455-4780
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
31 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 5, 2025
—
Charles T Minetti
Charles T Minetti
Deed
related
—
Jun 4, 2025
—
Charles T Minetti
Charles T Minetti
Deed
related
—
Mar 28, 2025
—
Wineman Building LLC
—
Deed
related
$4,000,000 · Valley Strong Cu
Feb 22, 2024
—
Patricia A Abel
Patricia Ann Abel
Intrafamily Transfer
related
—
Dec 1, 2023
—
Patricia A Abel
Patricia A Abel
Correction Deed
related
—
Oct 20, 2023
—
Patricia A Abel
Susan Wineman
Quit Claim Deed
related
—
Oct 20, 2023
$11,500
Patricia A Abel
Robert E Huguenard
Quit Claim Deed
related
—
Oct 19, 2023
—
Patricia A Able
Patricia A Abel
Intrafamily Transfer
related
—
Mar 1, 2023
—
Robert E Williams
Robert E Williams
Intrafamily Transfer
related
—
Dec 9, 2022
—
Joan Wineman
Christopher Wineman
Intrafamily Transfer
related
—
Sep 6, 2022
—
Linda L Huguenard
Linda Huguenard
Intrafamily Transfer
related
—
Apr 8, 2022
—
Dennis C Wineman
Dennis C Wineman
Intrafamily Transfer
related
—
Feb 16, 2021
—
Ernest Christopher Wineman
Ernest Christopher Wineman III
Intrafamily Transfer
related
—
May 29, 2019
—
Nicholas Hughan
Hughan,louise T
Quit Claim Deed
related
—
Nov 3, 2016
$17,000
Patricia A Abel
Williams Gerald & N Trust
Quit Claim Deed
related
—
Nov 10, 2014
—
Lauren V Hanson
Hanson,nancy
Quit Claim Deed
related
—
Nov 3, 2010
—
Wineman E C & P L Family Trust
Wineman E C & P L Trust
Quit Claim Deed
related
—
Oct 27, 2009
$25,000
Truocchio Family Trust
Brooks,carol W
Grant Deed
—
Apr 9, 2009
$42,500
Eleanor Truocchio
Ferini,andre & Shirley
Grant Deed
—
Dec 31, 2008
—
Patrick L Wineman
Wineman,dean & Elizabeth
Quit Claim Deed
related
—
Apr 24, 2006
—
Wineman Ernest C & P L Trust
Wineman,peggie L
Affidavit Of Death
related
—
Mar 9, 2006
—
Eleanor Truocchio
Wineman,vernon E
Quit Claim Deed
related
—
Oct 15, 2004
—
Catherine E Olson
Mcbride,william E
Grant Deed
related
—
Dec 5, 2003
—
Williams,tr
Williams,tr
Quit Claim Deed
related
—
Apr 15, 2003
—
Wineman,tr
Wineman,ernest C
Quit Claim Deed
related
—
Mar 6, 2003
—
Williams,tr
Williams,tr
Quit Claim Deed
related
—
Apr 26, 2000
—
Lenger Trust
Lenger,jeanette F
Quit Claim Deed
related
—
Nov 3, 1993
$2,500
Marie E Wineman
Ferini,andre
Grant Deed
related
—
Mar 26, 1991
$20,000
Marie E Wineman
Ferini,andre
Grant Deed
—
—
—
Helen J Wineman
—
Deed Of Trust
related
$2,000,000 · American Perspective Bank
—
—
Wineman Building LLC
—
Deed Of Trust
related
$2,000,000 · Founders Community 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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 853 Higuera St?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
