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Property profile & analytics
OFF-MARKET
Estimated value
$1,215,000
Office buildings
860 Walnut St San Luis Obispo, CA 93401-2989
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1191467
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1983
Construction
WOOD
Total area
3,341 SF
Lot
0.46 ac (19,909 SF)
Zoning code
O
APN
002-293-016
UPID
US09-1191467
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
-
PMC Business Management Consultant
-
CRSA Architecture Architect
-
Hunter Smith Architecture Architect Architecture Firm
-
Castle Keepers Inc Property Management Company
-
Team Sweasey Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.48M
CAP Approach
CAP
$1.02M
Comparable Approach
Comparable
$942k
Blend (final)
Blend
$1.22M
Owner & transaction history
Rakeitin Walnut LLC · 5 yrs held
Rakeitin Walnut LLC
since 2021
Last sale
$1.2M
7 recorded transactions
Zoning & alternative use
O · San Luis Obispo, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.8M
+16.0%
Auto repair, garage
$1.5M
+0.8%
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
$1,415,000
ML approach
$1,475,000
CAP Approach
CAP Return
Estimation
6%
$1,105,000
6.5%
$1,020,000
7%
$950,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,515,000
Current use
COMMERCIAL (GENERAL)
$1,760,000
Change: +16% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,525,000
Change: +1% · Conversion: Difficult
MEDICAL BUILDING
$1,425,000
Change: -6% · Conversion: Easy
Blend value · Realmo final
$1.22M
Range $1.09M – $1.34M · ±10% · vs last sale $1.22M (Feb 26 2021)
Last sale anchor
$1.22M
Feb 26 2021
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
$364 / 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
$14,355
Tax year 2024
Assessed value
$1,298,917
Assessed 2024
Previous assessed
$1,298,917
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$955,087
Assessed improvement
$343,830
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 buildings
Use group
PROFESSIONAL BUILDING
Status
Off-Market
Year built
1983
Construction
WOOD
Heating
NONE
Total area
3,341 SF
Lot
0.46 ac (19,909 SF)
Zoning code
O
APN
002-293-016
UPID
US09-1191467
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
O · San Luis Obispo, CA
Zoning O · permitted uses
O · 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
$1.5M
COMMERCIAL (GENERAL)
Est. value
$1.8M
AUTO REPAIR, GARAGE
Est. value
$1.5M
MEDICAL BUILDING
Est. value
$1.4M
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
1983
Construction
WOOD
Heating
NONE
Lot
0.46 ac
Current owner
From public records · entity-resolved
Rakeitin Walnut LLC
Entity
Mailing address
1920 CORRALITOS AVE, SAN LUIS OBISPO, CA 93401-2612
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 26, 2021
$1,224,000
Rakeitin Walnut LLC
Roger E Longden
Grant Deed
$918,000 · American River Bank
Oct 8, 2019
—
Longden Family Trust
Walnut Ents
Quit Claim Deed
—
Feb 6, 2002
—
Walnut Enterprises
Attorney Service Of San Luis O
Grant Deed
related
—
—
—
Roger Longden
—
Deed Of Trust
related
$245,000 · Mid State Bank
—
—
Michael Isbell
—
Deed Of Trust
related
$125,000 · Mid State Bank
—
—
Michael Isbell
—
Deed Of Trust
related
$30,563 · Individual
—
—
Walnut Enterprises
—
Deed Of Trust
related
$310,000 · Westamerica 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.
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