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Property profile & analytics
OFF-MARKET
Estimated value
$935,000
Medical Office Space
990 Boysen Ave San Luis Obispo, CA 93405-1313
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US09-2066632
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
1957
Construction
WOOD
Total area
1,861 SF
Lot
0.22 ac (9,737 SF)
Zoning code
O
APN
052-331-014
UPID
US09-2066632
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
-
Whitcher Bruce DDS Dental Office
-
Central Coast Oral & Maxillofacial Surgery Dental Office
-
Mead Ronald B DDS Dental Office
-
Alltucker Eric DDS Dental Office
-
Dr. Benjamin Bush Dental Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.01M
CAP Approach
CAP
$790k
Comparable Approach
Comparable
$1.00M
Blend (final)
Blend
$935k
Owner & transaction history
990 Boysen LLC · 4 yrs held
990 Boysen LLC
since 2022
Last sale
$895,000
2 recorded transactions
Zoning & alternative use
O · San Luis Obispo, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
vation/Open Space (C/OS) Zone 17.16 Low-Density Residential (R-1) Zone 17.18 Medium-Density Residential (R-2) Zone 17.20 Medium-High Density Residential (R-3) Zone 17.22 High-Density Residential (R-4) Zone 17.24 Office (O) Zone 17.26 Neighborhood Commercial (C-N) Zone 17.28 Community Commercial (C-C) Zone 17.30 Retail Commercial (C-R) Zone 17.32 Downtown Com…
Zone name
Office
General category
COMMERCIAL
Zone area
105.53 ac
Top alternative use upside
Commercial (general)
$910,000
+14.7%
Auto repair, garage
$850,000
+7.1%
Office building
$835,000
+5.0%
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
$1,020,000
ML approach
$1,010,000
CAP Approach
CAP Return
Estimation
6%
$855,000
6.5%
$790,000
7%
$730,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$795,000
Current use
COMMERCIAL (GENERAL)
$910,000
Change: +15% · Conversion: Easy
AUTO REPAIR, GARAGE
$850,000
Change: +7% · Conversion: Difficult
OFFICE BUILDING
$835,000
Change: +5% · Conversion: Easy
Blend value · Realmo final
$935k
Range $842k – $1.03M · ±10% · vs last sale $895k (Jul 20 2022)
Last sale anchor
$895k
Jul 20 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
$502 / 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
$10,089
Tax year 2024
Assessed value
$912,900
Assessed 2024
Previous assessed
$912,900
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$586,500
Assessed improvement
$326,400
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
1957
Construction
WOOD
Heating
NONE
Total area
1,861 SF
Lot
0.22 ac (9,737 SF)
Zoning code
O
APN
052-331-014
UPID
US09-2066632
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
O · San Luis Obispo, CAZoning 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
Zoning description
vation/Open Space (C/OS) Zone 17.16 Low-Density Residential (R-1) Zone 17.18 Medium-Density Residential (R-2) Zone 17.20 Medium-High Density Residential (R-3) Zone 17.22 High-Density Residential (R-4) Zone 17.24 Office (O) Zone 17.26 Neighborhood Commercial (C-N) Zone 17.28 Community Commercial (C-C) Zone 17.30 Retail Commercial (C-R) Zone 17.32 Downtown Commercial (C-D) Zone 17.34 Tourist Commercial (C-T) Zone 17.36 Service Commercial (
Zone name
Office
General category
COMMERCIAL
Zone area
105.53 ac
Alternative use value scenarios
Repositioning upside vs current use
MEDICAL BUILDING Current
Est. value
$795,000
COMMERCIAL (GENERAL)
Est. value
$910,000
AUTO REPAIR, GARAGE
Est. value
$850,000
OFFICE BUILDING
Est. value
$835,000
MEDICAL BUILDING Current
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
OFFICE 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
1957
Construction
WOOD
Heating
NONE
Lot
0.22 ac
Current owner
From public records · entity-resolved
990 Boysen LLC
Entity
Mailing address
990 BOYSEN AVE, SAN LUIS OBISPO, CA 93405-1313
Mailing matches property
Yes
Owner-occupied
Yes
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 20, 2022
$895,000
990 Boysen LLC
Nancy Anne De Francisco
Grant Deed
$895,000 · Jpmorgan Chase Bank NA
Jan 7, 2009
—
Wogan J C & E Y Family 1989
Wogan,joseph C
Affidavit Of Death
related
—
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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