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Property profile & analytics
OFF-MARKET
Estimated value
$590,000
Office buildings
1046 Vine St Paso Robles, CA 93446-2559
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US09-4328643
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1951
Construction
WOOD
Total area
1,100 SF
Lot
0.14 ac (6,000 SF)
Zoning code
T3F
APN
009-093-045
UPID
US09-4328643
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$680k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$438k
Blend (final)
Blend
$590k
Owner & transaction history
Krhill Investments LLC · 2 yrs held
Krhill Investments LLC
since 2023
Last sale
$590,000
7 recorded transactions
Zoning & alternative use
T3F · Paso Robles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
Current Zoning Code
Top alternative use upside
Auto repair, garage
$505,000
+47.6%
Commercial (general)
$465,000
+35.9%
Medical building
$450,000
+32.7%
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 Paso Robles submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Paso Robles 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
$660,000
ML approach
$680,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$505,000
Change: +48% · Conversion: Difficult
COMMERCIAL (GENERAL)
$465,000
Change: +36% · Conversion: Easy
MEDICAL BUILDING
$450,000
Change: +33% · Conversion: Easy
RETAIL STORES
$355,000
Change: +5% · Conversion: Moderate
Blend value · Realmo final
$590k
Range $531k – $649k · ±10% · vs last sale $590k (Oct 12 2023)
Last sale anchor
$590k
Oct 12 2023
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
$536 / 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
$6,559
Tax year 2024
Assessed value
$590,000
Assessed 2024
Previous assessed
$590,000
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$360,000
Assessed improvement
$230,000
Applied tax rate
2.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1951
Construction
WOOD
Heating
YES
Stories
1
Rooms
6
Bathrooms
2
Total area
1,100 SF
Lot
0.14 ac (6,000 SF)
Zoning code
T3F
APN
009-093-045
UPID
US09-4328643
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
T3F · Paso Robles, CAZoning T3F · permitted uses
T3F · Paso Robles, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
Current Zoning Code
Alternative use value scenarios
Repositioning upside vs current use
AUTO REPAIR, GARAGE
Est. value
$505,000
COMMERCIAL (GENERAL)
Est. value
$465,000
MEDICAL BUILDING
Est. value
$450,000
RETAIL STORES
Est. value
$355,000
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
MEDICAL BUILDING
RETAIL STORES
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
1951
Construction
WOOD
Heating
YES
Stories
1
Rooms
6
Bathrooms
2
Lot
0.14 ac
Current owner
From public records · entity-resolved
Krhill Investments LLC
Entity
Mailing address
PO BOX 1293, TEMPLETON, CA 93465-1293
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 12, 2023
—
Krhill Investments LLC
Kathryn Rose Hill
Quit Claim Deed
related
—
Sep 20, 2023
$590,000
Kathryn Rose Hill
1046 Vine LLC
Grant Deed
—
Feb 14, 2020
—
1046 Vine LLC
—
Deed
related
$135,000 · American Riviera Bank
Jul 3, 2007
—
1046 Vine LLC
Hamm,theodore F & Louise B
Grant Deed
—
Mar 25, 2004
—
Hamm,tr
Hamm,rudolph H & Virginia M
Quit Claim Deed
related
—
Feb 25, 2004
$450,000
Theodore F Hamm
Campbell,tr
Grant Deed
$337,500 · Santa Lucia Bank
Oct 29, 2003
—
Campbell,tr
Campbell,eva M
Quit Claim Deed
related
—
Oct 22, 2003
—
Eva M Campbell
Christian,tr
Grant Deed
related
—
—
—
1046 Vine LLC
—
Loan Modification
related
—
—
—
Theodore F Hamm
—
Deed Of Trust
related
$337,500 · Santa Lucia Bank
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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