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    Corner Lot with Mixed-Use Zoning Title is generated by Realmo AI

    2103 Riverside, Paso Robles, CA 93446

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    For Sale
    $890,000

    Commercial Sale - Paso Robles, CA

    Property size:
    1,534 SF
    Price / SF:
    $580/SF
    Added:
    May 12, 2026
    Days on Market:
    24
    Last Refresh:
    Jun 4 at 9:06 pm

    Property Features for 2103 Riverside

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Standard status
    Active
    APN
    008182002
    Size
    1,534 SF

    Utilities

    Cooling system
    None (Cooling)

    Building Details

    Year built
    1958
    Architectural style
    Other

    We can help!

    Listing Contact
    Jill Kiel

    Listing agent Jill Kiel License #01221980

    Listing office Real Estate eBroker Inc. 950 Boardwalk, Oceanside, CA

    Listing date May 12, 2026

    MLS# SC26103349 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

    • 14,000 sq ft corner lot on 21st Street and Riverside in Paso Robles
    • Across the street from Mid‑state Fair Grounds
    • Zoning supports commercial, residential/office mixed use; Riverside Corridor specific plan (RSC)
    • Existing old home on the property—listed as a fixer
    • Year built: 1958

    Overview

    This offering is a corner commercial land parcel in Paso Robles with an existing older home that is described as a fixer. The property is intended for use under zoning that supports commercial and residential/office mixed use, and it is located within the Riverside Corridor, specific plan, RSC.

    The site is positioned on Riverside with cross-street frontage at 21st Street, and it is noted to be directly across from the Mid-state Fair Grounds. The presentation in the remarks highlights the property’s corner configuration and visible, street-level presence associated with that location.

    For buyers and developers, the practical value here is the flexibility suggested by the RSC specific plan allowing a commercial and residential/office mixed-use approach, paired with the opportunity to address the existing structure through renovation or redevelopment planning. Existing improvements may also inform near-term uses for an operator seeking to start with a property that already has a house on site while evaluating a longer-term site plan consistent with the mixed-use zoning.
    Property Profile Location Intelligence

    Current Use by Public Records

    Commercial land

    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
    -120.687998
    Latitude
    35.63642

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    FAQs

    What type of property is this?
    Commercial land - Corner lot in the Riverside Corridor with mixed-use zoning and an existing fixer home across from the fairgrounds.
    Where is this commercial land located?
    The property is located at 2103 Riverside Paso Robles, CA.
    What is the asking price?
    The asking price for this property is $890,000.
    What are key features of this property?
    This property features: 14,000 sq ft corner lot on 21st Street and Riverside in Paso Robles; Across the street from Mid‑state Fair Grounds; Zoning supports commercial, residential/office mixed use; Riverside Corridor specific plan (RSC)
    (805) 674-0743
    We can help!
    Listing Contact
    Jill Kiel
    Real Estate License ID: 01221980
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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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