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Property profile & analytics
OFF-MARKET
Estimated value
$8,595,000
Vineyards
855 Aerovista Pl Ste 110 San Luis Obispo, CA 93401-8057
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-3101907
Property profile
Verified
Property type
Vineyards
Use group
WINERY
Year built
2017
Total area
33,130 SF
Lot
3.23 ac (140,698 SF)
Zoning code
BP
APN
053-412-022
UPID
US09-3101907
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
$8.39M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$8.60M
Owner & transaction history
Slo Brewing Co LLC · 4 yrs held
Slo Brewing Co LLC
since 2022
Last sale
$8.7M
7 recorded transactions
Zoning & alternative use
BP · San Luis Obispo, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$12.1M
+149.7%
Office building
$8.1M
+68.1%
Commercial (general)
$7.9M
+64.3%
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
$10,965,000
ML approach
$8,385,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$12,055,000
Change: +150% · Conversion: Difficult
OFFICE BUILDING
$8,115,000
Change: +68% · Conversion: Difficult
COMMERCIAL (GENERAL)
$7,935,000
Change: +64% · Conversion: Difficult
RESTAURANT
$7,350,000
Change: +52% · Conversion: Difficult
MEDICAL BUILDING
$7,140,000
Change: +48% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$5,210,000
Change: +8% · Conversion: Difficult
Blend value · Realmo final
$8.60M
Range $7.74M – $9.45M · ±10% · vs last sale $8.70M (Jun 16 2022)
Last sale anchor
$8.70M
Jun 16 2022
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
$259 / 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
$138,829
Tax year 2024
Assessed value
$12,561,996
Assessed 2024
Previous assessed
$12,561,996
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$3,641,400
Assessed improvement
$8,920,596
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
Vineyards
Use group
WINERY
Status
Off-Market
Year built
2017
Heating
NONE
Bathrooms
7
Total area
33,130 SF
Lot
3.23 ac (140,698 SF)
Zoning code
BP
APN
053-412-022
UPID
US09-3101907
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
AUTO REPAIR, GARAGE
Est. value
$12.1M
OFFICE BUILDING
Est. value
$8.1M
COMMERCIAL (GENERAL)
Est. value
$7.9M
RESTAURANT
Est. value
$7.4M
MEDICAL BUILDING
Est. value
$7.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$5.2M
AUTO REPAIR, GARAGE
OFFICE BUILDING
COMMERCIAL (GENERAL)
RESTAURANT
MEDICAL BUILDING
APARTMENT HOUSE (5+ UNITS)
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
2017
Heating
NONE
Bathrooms
7
Lot
3.23 ac
Current owner
From public records · entity-resolved
Slo Brewing Co LLC
Entity
Mailing address
835 AEROVISTA PL STE #230, SAN LUIS OBISPO, CA 93401-8741
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 20, 2023
—
Slo Brewing Co LLC
—
Deed
related
$3,818,000 · The Mortgage Capital Development Corp
Jun 16, 2022
$8,697,000
Slo Brewing Co LLC
Ap Sandman LLC
Grant Deed
$4,675,000 · Live Oak Banking Company
Dec 14, 2018
—
Ap Sandman LLC
—
Deed
related
$5,500,000 · 1st Capital Bank
Dec 30, 2016
—
Ap Sandman LLC
—
Deed
related
$4,874,900 · Montecito Bk&tr
Oct 15, 2015
$3,788,000
Ap Sandman LLC
Security Fse Two-hundred & Six
Grant Deed
—
Aug 31, 2015
$1,180,000
Security Fse 2062 INC
Bell Colorado Limited
Grant Deed
—
Sep 22, 2011
—
Bell Colorado Ltd
Aeroloop Partners LP
Grant Deed
—
—
—
Ap Sandman LLC
—
Deed Of Trust
related
$4,874,900 · Montecito Bk&tr
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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