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    862 Meinecke Ave San Luis Obispo, CA 93405-1721
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    Property profile & analytics

    862 Meinecke Ave, San Luis Obispo, CA 93405-1721

    View on Map
    • Office Spaces
    • 2,331 SF
    • 0.05 lot acres
    Off-Market
    Last Sale Oct 11, 2024
    $1,000,000
    Property ID
    US09-1531986
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.
    Value Estimations
    $1,000,000
    Show details
    Cap Rate Potential
    4.6%
    Office Spaces
    Location Intelligence

    Current Use by Public Records

    • Santa Rosa Medical Park / Medical Clinic
    • Douglas Ng, DDS / Dental Office
    • Adam Schraub / Physician
    • Sports Spine & Orthopedic Center / Physician
    • Dimitri Delagrammaticas, MD / Physician

    Property Details for 862 Meinecke Ave

    Year built
    1988
    Construction
    WOOD
    Lot size
    0.05 lot acres
    Zone code
    O
    Property type
    Office Spaces
    APN
    052-176-009
    APU
    52176009

    Sales History

    Date Price Buyer Seller Deed Type Mortgage
    Oct 11, 2024 $1,000,000 862 Meinecke Ca LLC David Pfeiffer Grant Deed —
    Feb 14, 2019 — Gregg-pfeiffer Family Trust Gregg,jan E Affidavit Of Death · related —
    Jun 20, 2016 $1,200,000 Gregg-pfeiffer Family Trust Spano Alan J Trust Grant Deed $250k · Spano Alan J Trust (pt)
    Mar 12, 2010 — Spano Alan J Trust Spano,alan J Quit Claim Deed · related —
    Dec 4, 2009 — Alan Spano Spano,alan Quit Claim Deed · related $440k · Rabobank
    Dec 10, 2003 — Alan Spano Spano,jan Quit Claim Deed · related —
    Nov 30, 1999 $580,000 Alan J Spano Volny Trust Grant Deed $460k · San Luis Trust Bank
    — — Spano,tr — Deed Of Trust · related $369k · Mission Community Bank NA
    — — Alan Spano — Deed Of Trust · related $97k · Mission Community Bank NA
    — — Alan Spano — Deed Of Trust · related $387k · Mission Community Bank NA

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      Statistic approach
      $1,000,000
      ML approach
      $1,000,000

    • CAP approach

      CAP Return
      Estimation
      6%
      $770,000
      6.5%
      $710,000
      7%
      $660,000

    • Comparable approach

      Method
      Estimation
      AI Estimate
      $741,000
      Market price range: $105k - $741k

    • Alternative Use

      Use
      Estimation
      OFFICE BUILDING
      $1,045,000
      Current use
      COMMERCIAL (GENERAL)
      $1,140,000
      Change: +9% Conversion: Easy
      AUTO REPAIR, GARAGE
      $1,065,000
      Change: +2% Conversion: Difficult
      MEDICAL BUILDING
      $995,000
      Change: -5% Conversion: Easy

    Get a detailed, property-specific estimation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    San Luis Obispo
    County
    San Luis Obispo
    State
    California
    Longitude
    -120.669
    Latitude
    35.2932
    CBSA code
    42020
    CBSA name
    SAN LUIS OBISPO-PASO ROBLES, CA METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2024
    $15,391
    $522,260
    $870,437
    $1,392,697
    -
    $0.00
    $0.00
    $0.00

    Comparable in this City

    • Value Estimation by Request
      2,744 SF

      1501-1511 Froom Ranch Way

      Office Spaces
      1501-1511 Froom Ranch Way, San Luis Obispo, CA 93405
      View Details
    • Value Estimation
      $600,000
      2,623 SF

      555 Chorro St Ste A

      CONDOMINIUM OFFICES
      555 Chorro St Ste A, San Luis Obispo, CA 93405-2397
      View Details
    • Value Estimation
      $2,055,000
      11,937 SF

      21 Santa Rosa St, Unit 1B

      CONDOMINIUM OFFICES
      21 Santa Rosa St, San Luis Obispo, CA 93405-1898
      View Details
    • Value Estimation
      $685,000
      1,469 SF

      862 Meinecke Ave

      CONDOMINIUM OFFICES
      862 Meinecke Ave, San Luis Obispo, CA 93405-1721
      View Details
    • Value Estimation
      $830,000
      1,756 SF

      862 Meinecke Ave

      CONDOMINIUM OFFICES
      862 Meinecke Ave, San Luis Obispo, CA 93405-1721
      View Details
    • Value Estimation
      $3,610,000
      19,034 SF

      862 Meinecke Ave

      CONDOMINIUM OFFICES
      862 Meinecke Ave, San Luis Obispo, CA 93405-1721
      View Details

    Similar Nearby for Sale

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    • $500,000
      3,353,248.80 Acres

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      Pristine 77-acre parcel bordering West Cuesta Ridge Trail.
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    Similar Nearby for Lease

    • Contact for pricing

      Retail/Office Space in Plaza

      Commercial leasing opportunity in San Luis Obispo's most-visited center.
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      View Details
    • Contact for pricing
      1,300 SF

      Medical Office Near Sierra Vista

      Ground floor medical office space available near Sierra Vista Hospital.
      100 Casa St, San Luis Obispo, CA 93405
      View Details
    • Contact for pricing

      Retail Space Near SLO Ranch

      Retail space in San Luis Obispo near national retailers.
      12330 Los Osos Valley Rd, San Luis Obispo, CA 93405
      View Details
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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