1628 Nipomo Street, San Luis Obispo, California 93401, San Luis Obispo, 93401 - 2 bed, 1 bath
1628 Nipomo Street
San Luis Obispo, California 93401
Property Price
SUMMARY
Analysis of 1628 Nipomo Street, San Luis Obispo, California 93401 reveals a property with a current list price of $1,099,000, which is 7% above the estimated $1,020,121 Fair Market Value. Buyers should carefully evaluate the pricing and consider negotiation opportunities. The property maintains a Fair Condition Rating (50/100), suggesting the property is in acceptable condition with potential for value enhancement through selective updates and improvements. Located in a high-demand neighborhood within the San Luis Obispo Unified School District, this asset is categorized as a low-risk, high-reward acquisition suitable for both Buy-and-Hold Investors and Owner-Occupants willing to undertake light renovation work.
Estimated Market Value
Comparable Sales Map
Comparables within 1 miles sold in recently
| Address | Sold Price | Beds | Baths | Sq Ft | $/Sqft | Distance |
|---|---|---|---|---|---|---|
★ 1628 Nipomo Street Subject | $1,099,000* List Price | 2 | 1 | 1,116 | $914 | - |
A 442 Buchon Sold | $1,195,000 | 3 | 2 | 1,353 | $883 | 0.2 mi |
B 2516 Greta Place Sold | $905,000 | 3 | 1 | 1,224 | $739 | 0.9 mi |
C 643 Mitchell Drive Sold | $853,000 | 2 | 1 | 1,032 | $827 | 0.8 mi |
D 1329 Beach Sold | $1,075,000 | 2 | 2 | 1,343 | $800 | 0.6 mi |
E 755 Chorro Street Sold | $790,000 | 2 | 2 | 861 | $918 | 0.6 mi |
F 2387 Boulevard Del Campo Active | $960,000 List Price | 3 | 2 | 1,074 | $894 | 0.7 mi |
* Subject property listed price vs sold prices of comps.
Condition Analysis
OVERALL CONDITION SCORE
Property is moderate renovation needed.
Built in 1922, this home is well-maintained and retains historic charm with original wood floors and vaulted ceilings, but it is fundamentally outdated. The kitchen features older cabinetry and appliances, and the property analysis notes century-old infrastructure likely requiring modernization. It fits the 'fair' category as an aged but functional home that has not undergone a full recent renovation.
PROSSTRENGTHS & OPPORTUNITIES
- High Available Lot Utilization
The property has a large lot size, which is more than 4 times of its living area. lot size in square feet = 7500, living area = 1116.
- Prime Downtown Location
Situated just blocks from downtown San Luis Obispo, this property offers exceptional proximity to premier dining, shopping, and entertainment, ensuring high long-term desirability and convenience.
- Significant Development Potential
The oversized 7,500-square-foot lot provides a rare opportunity for expansion, the addition of an ADU, or complete redevelopment in a high-demand residential zone.
CONSRISKS & DEFICIENCIES
- Limited Bed/Bath Configuration
With only two bedrooms and a single bathroom, the current footprint may be restrictive for families or buyers seeking modern master suites without further investment.
- Century-Old Infrastructure
Given the 1922 construction date, the property likely requires substantial capital investment to modernize aging systems and meet contemporary building standards.
About 1628 Nipomo Street
This charming single-level two bedroom, one bathroom home is set on a generously sized lot offering multiple opportunities for expansion, an ADU, or redevelopment. Inside, wood floors, vaulted ceilings, and a fireplace create a warm, light-filled living space, complemented by a large kitchen and dedicated laundry area. A quaint front porch enhances curb appeal, while the expansive backyard provides outstanding outdoor entertaining space and future possibilities. Additional highlights include a carriage garage, views of Madonna Mountain, and close proximity to downtown restaurants, shopping, and entertainment. A rare opportunity in a prime San Luis Obispo location just blocks from downtown, offering exceptional development and investment potential.
Property Details
Public Facts
- Property Type
- Single Family Residence
- Year Built
- 1922
- Lot Size
- 7,500 Sq. Ft.
Interior
- Total Bedrooms
- 2
- Total Bathrooms
- 1 (1 Full, 0 Half)
Exterior & Parking
No exterior & parking available.
Utilities & Misc
- HOA Fee
- $0 / Month
Neighborhood Insights
Sensitive Facilities
No sensitive facilities data found.
Neighborhood Comparison
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 2.0 | 3.0 | 22% |
| Baths | 1.0 | 3.0 | 17% |
| Square foot | 1,116 | 1,722 | 16% |
| Lot Size | 7,500 | 6,000 | 70% |
| Price | $1.10M | $1.17M | 45% |
| Price per sq ft | $985 | $660 | 90% |
| Built year | 1922 | 1994 | 8% |
| HOA | $0 | $0 | 50% |
| Days on market | 5 | 177 | 1% |
Pricing History
Listed for Sale
Mar 2, 2026
$1,099,000
Initial Listing
Sold
Mar 22, 2002
$300,000
Public Record