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Property profile & analytics
OFF-MARKET
Estimated value
$2,445,000
Commercial land
862 Aerovista Pl San Luis Obispo, CA 93401-8758
Entity Owned
6-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-4938995
Property summary
AI-generated overview
This exceptional Class A medical office building, completed in 2023, offers 36,000 square feet of versatile space in San Luis Obispo, CA. Located at 862 Aerovista Place, this single, two-story building sits on a 2.41-acre lot within the Aerovista business park, zoned BP. The property features eight suites, with a minimum divisible space of 3,667 square feet and a maximum contiguous space of 7,688 square feet. All 36,000 square feet are currently vacant, presenting a unique opportunity for a single tenant or multiple occupants. Ample parking is provided with 170 spaces, and the building includes elevators. The property benefits from a prime location in a rapidly developing area, offering excellent visibility and accessibility. A significant tenant improvement allowance is available, providing flexibility for build-out to meet specific needs. This is an ideal location for medical practices or healthcare-related businesses seeking a modern, well-equipped space in a thriving San Luis Obispo business district. The property's address is 862 Aerovista Place, San Luis Obispo, CA 93401, with APN 053-412-105 in San Luis Obispo County.
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Lot
2.41 ac (104,979 SF)
Zoning code
BP
APN
053-412-015
UPID
US09-4938995
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
-
California Retina Consultants Ophthalmologist
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.73M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.45M
Owner & transaction history
892 Aerovista LLC · 6 yrs held
892 Aerovista LLC
since 2020
Last sale
$2.1M
3 recorded transactions
Zoning & alternative use
BP · 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
$2,845,000
ML approach
$2,730,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$2.45M
Range $2.20M – $2.69M · ±10% · vs last sale $2.10M (Jan 28 2020)
Last sale anchor
$2.10M
Jan 28 2020
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
—
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
$52,071
Tax year 2024
Assessed value
$4,711,623
Assessed 2024
Previous assessed
$4,711,623
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$2,251,623
Assessed improvement
$2,460,000
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Heating
NONE
Lot
2.41 ac (104,979 SF)
Zoning code
BP
APN
053-412-015
UPID
US09-4938995
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.
Building & site characteristics
From public records
Heating
NONE
Lot
2.41 ac
Current owner
From public records · entity-resolved
892 Aerovista LLC
Entity
Free & Clear · 6 yrs held
Mailing address
810 FIERO LN STE #200, SAN LUIS OBISPO, CA 93401-8730
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 5, 2022
—
892 Aerovista LLC
—
Deed
related
$9,500,000 · Mission Bank
Jan 28, 2020
—
892 Aerovista LLC
Quaglino M & J F/tr
Quit Claim Deed
related
—
Jul 1, 2019
$2,100,000
Sloq Properties LLC
Voiny Investmentcompany
Grant Deed
$600,000 · Volny Invesment Co
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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