10785 El Camino Real Atascadero, CA 93422-5848
Entity Owned
10-yr Hold
Absentee Owner
Estimated value (blended)
$11.41M
Range $10.27M – $12.55M (±10%)
Property ID
US09-5638261
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
2018
Construction
WOOD
Total area
38,488 SF
Lot
3.4 ac (148,104 SF)
Zoning code
MF20
APN
045-321-026
UPID
US09-5638261
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$11.43M
Comparable Approach
Comparable
$15.50M
Blend (final)
Blend
$11.41M
Owner & transaction history
since 2016
2 recorded transactions
Zoning & alternative use
MF20 · Atascadero, CA
Top alternative use upside
Auto repair, garage
$17.6M
+23.3%
Medical building
$15.8M
+10.9%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
6 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$11.41M
Value range
$10.27M – $12.55M
±10% around blend
Estimated value / SF
$296 / SF
Confidence
Property data
75
Market benchmarks
33
Comparable evidence
60
$10.27M
blend $11.41M
$12.55M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
38,488 SF
Lot area
3.4 ac
Year built
2018
APN
045-321-026
Assessed value
$11,433,324
Annual tax
$26,003
3
Income approach: direct capitalization
Partial preview
Income approach indication
$11.43M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$12.39M
@ 6.5% CAP return
$11.43M
@ 7% CAP return
$10.62M
4
Sales comparison
Partial preview
Sales approach indication
$15.50M
Range $6.37M – $25.31M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$11.41M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 62 sales
$371
-20%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $296/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Auto Repair, Garage
Gross theoretical uplift
+23%
vs current-use indication
Medical Building
Apartment House (5+ Units) · current use
Commercial (general)
Retail Stores
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$11.43M
Move the market yield to see immediate price impact.
Value / SF
$297
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$720k
$14.41M
$10.29M
$8.00M
$800k
$16.01M
$11.43M
$8.89M
$880k
$17.61M
$12.58M
$9.78M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$26,003
Tax year 2024
Assessed value
$11,433,324
Assessed 2024
Previous assessed
$11,433,324
+0.0% YoY
Effective rate
0.23%
On assessed value
Assessed land
$2,073,007
Assessed improvement
$9,360,317
Applied tax rate
7.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
2018
Construction
WOOD
Heating
NONE
Buildings
2
Bathrooms
100
Total area
38,488 SF
Lot
3.4 ac (148,104 SF)
Zoning code
MF20
APN
045-321-026
UPID
US09-5638261
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
MF20 · Atascadero, CAZoning MF20 · permitted uses
MF20 · Atascadero, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
2018
Construction
WOOD
Heating
NONE
Buildings
2
Bathrooms
100
Lot
3.4 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
MF20
Jurisdiction
Atascadero, CA
Recorded code
MF20
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for MF20 in Atascadero, CA.
What opens after registration
Zoning profile
3 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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