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    Development Land in Paso Robles Title is generated by Realmo AI

    420 Creston Road, Paso Robles, CA 93446

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    Claim this Listing
    For Sale
    Under Contract
    $1,699,000

    Land/Lot - Paso Robles, CA

    Lot size:
    187,308.00 Acres
    Added:
    Oct 26, 2021
    Days on Market:
    1684
    Last Refresh:
    Jun 5 at 2:06 pm

    Property Features for 420 Creston Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    R2
    Exterior features
    Community Features Included: Curbs, Street Lights, Sidewalks
    Standard status
    Active Under Contract
    APN
    009541001
    Lot size
    187,308.00 Acres

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Michelle Brown
    Michelle Brown

    Listing agent Michelle Brown License #01455656

    Listing office Merrill & Associates Real Estate 4815 El Camino Real, Atascadero, CA

    Listing date Oct 26, 2021

    MLS# NS21234433 Listing URL

    Copyright © 2026 California Regional Multiple Listing Service, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Entitlements largely secured for development of 20 units (4 triplexes & 4 duplexes).
    • +/- 5.5 acre parcel located inside Paso Robles city limits in the Creston Corridor.
    • Permits prepared and ready to be paid for by the new buyer (subject to additional conditions).
    • Units designed with +/- 1248 sqft, 3 bedrooms, 2 bathrooms, and open concept.
    • Plans include amenities such as kitchen island, walk‑in pantry, indoor laundry, storage, and balcony.
    • Close proximity to grocery stores, schools, dining, and downtown Paso Robles.

    Overview

    Located within the city limits of Paso Robles, this parcel offers a development opportunity for a total of 20 units, including four triplexes and four duplexes, situated in the heart of the Creston Corridor. The parcel spans approximately 4.3 acres. According to the seller, the parcel has received most of the entitlement from the city, with permits prepared and ready to be paid for by the new buyer, subject to additional conditions for the property buildout. The seller has invested over two years in planning, designing, revisions, attending public hearings, and preparing plans with local engineers and an architect. The plans for this property illustrate each unit consisting of approximately 1248 square feet, featuring 3 bedrooms and 2 bathrooms with an open concept design. Additional amenities noted on the plans include kitchens offering an island, walk-in pantry, indoor laundry room, storage, and a balcony that may provide an additional approximately 300 square feet of storage space. The floor plan renderings offer a dramatically chic and upscale vibe utilizing wood, glass, and metal finishes. The property is located near grocery stores, schools, dining, and within walking distance of historical downtown Paso Robles. The zoning is R2.
    Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Suggested Use

    Law Firm Real Estate Agency Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Pharmacy

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Paso Robles
    County
    San Luis Obispo
    State
    California
    Longitude
    -120.6797319
    Latitude
    35.6285029

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    FAQs

    What type of property is this?
    Land - Development opportunity for 20 units near downtown Paso Robles.
    Where is this land located?
    The property is located at 420 Creston Road Paso Robles, CA.
    What is the asking price?
    The asking price for this property is $1,699,000.
    What are key features of this property?
    This property features: Entitlements largely secured for development of 20 units (4 triplexes & 4 duplexes).; +/- 5.5 acre parcel located inside Paso Robles city limits in the Creston Corridor.; Permits prepared and ready to be paid for by the new buyer (subject to additional conditions).
    (805) 712-1949
    We can help!
    Listing Contact
    Michelle Brown
    Michelle Brown
    Real Estate License ID: 01455656
    Learn More
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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.

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    420 Creston Road, Paso Robles, CA 93446
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