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    Atascadero Commercial Opportunity Title is generated by Realmo AI

    16954 El Camino Real, Atascadero, CA 93422

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    Claim this Listing
    For Sale
    $395,000

    Commercial Sale - Atascadero, CA

    Property size:
    1,265 SF
    Lot size:
    0.44 Acres
    Price / SF:
    $312/SF
    Added:
    Dec 7, 2025
    Days on Market:
    167
    Last Refresh:
    May 23 at 10:06 am

    Property Features for 16954 El Camino Real

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Standard status
    Active
    APN
    059481001
    Size
    1,265 SF
    Lot size
    0.44 Acres

    Building Details

    Year built
    1946
    Architectural style
    Other

    We can help!

    Listing Contact
    Sarah Weber

    Listing agent Sarah Weber License #01077788

    Listing office Compass 1131 Monterey Street, San Luis Obispo, CA

    Listing date Dec 7, 2025

    MLS# SC25272138 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

    • Prime location near Santa Margarita and Garden Farms.
    • Includes three parcels.
    • One parcel (16954 El Camino Real) is zoned Commercial‑Retail with a 1265sf structure.
    • Opportunity for commercial use (Residential on Commercial County Land Use).
    • Includes vacant land parcels (16950 and 16952 El Camino Real).
    • Priced to reflect the need for significant work.

    Overview

    This property, located just north of Santa Margarita and close to Garden Farms, presents a commercial opportunity. The sale includes three parcels. The first parcel, located at 16954 El Camino Real (APN 059-481-001), is zoned Commercial-Retail with a County Land Use designation of Residential on Commercial. This parcel features a 1265 square foot structure on an 8925 square foot lot. The second parcel, located at 16950 El Camino Real (APN 059-473-0060), is approximately 19,339 square feet and is zoned vacant land. This parcel is situated in the Santa Margarita Creek area and is within a 100-year flood zone. The third parcel, located at 16952 El Camino Real (059-473-007), is an approximately 723 square foot vacant parcel with a County Land Use designation of Residential Land Segment. The property requires significant work.

    Financial Insights

    Value Estimation Calculated for Retail

    Conservative
    $228.3K
    NOI $20,551 @ 9.00% cap · cautious / downside scenario
    Moderate
    $293.6K
    NOI $20,551 @ 7.00% cap · market / base-case scenario
    Aggressive
    $411.0K
    NOI $20,551 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    Vacancy
    income lost from leasable area expected to sit empty during the year — subtracted from gross rent.
    EGI (Effective Gross Income)
    gross rent minus vacancy losses — the realistic income before paying operating costs.
    OpEx (Operating Expenses)
    recurring costs to operate the property (property tax, insurance, utilities, maintenance, management) — excludes financing and capital improvements.
    NOI (Net Operating Income)
    income a property generates after operating costs but before financing and taxes.
         Calculated for Retail

    Component $ $/SF
    Gross rent $30.4k $24.00
    − Vacancy −$1.0k −$0.79
    EGI $29.4k $23.21
    − OpEx −$8.8k −$6.96
    NOI $20.6k $16.25
    1,265 SF · lease $24.00/SF/yr · vacancy 3.30% · expense 30.00%

    Alternative Use Scenarios

    Best Use
    Retail
    $293.6K
    $256.9K – $342.5K (±1% cap)
    NOI $20,551 @ 7.0% cap · market cap 5.20%
    Second Best
    —
    —
    no second resolved use
    Theoretical Best
    Healthcare Medical
    $497.5K
    $435.3K – $580.4K (±1% cap)
    NOI $34,825 @ 7.0% cap · market cap 8.82%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Retail space

    Suggested Use

    Real Estate Agency Law Firm Big Box & Wholesale Store Gym & Fitness Center Skin Care Clinic HVAC Service Garden Center Daycare Center Computer & Electronic Repair Tech Support Center

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

    Location Insight

    • Map
    • Local Demand
    City
    Atascadero
    County
    San Luis Obispo
    State
    California
    Longitude
    -120.6046926
    Latitude
    35.4174605

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    FAQs

    What type of property is this?
    Retail space - Prime location property with commercial-retail zoning.
    Where is this retail space located?
    The property is located at 16954 El Camino Real Atascadero, CA.
    What is the asking price?
    The asking price for this property is $395,000.
    What are key features of this property?
    This property features: Prime location near Santa Margarita and Garden Farms.; Includes three parcels.; One parcel (16954 El Camino Real) is zoned Commercial‑Retail with a 1265sf structure.
    (805) 550-6405
    We can help!
    Listing Contact
    Sarah Weber
    Real Estate License ID: 01077788
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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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