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Property profile & analytics
OFF-MARKET
Estimated value
$15,270,000
Apartment buildings
11145 El Camino Real, Atascadero, CA 93422-6004
Entity Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1948871
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1985
Construction
WOOD
Total area
54,912 SF
Lot
4 ac (174,240 SF)
Zoning code
MF20
APN
045-321-015
UPID
US09-1948871
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
by Request
CAP Approach
CAP
$16.31M
Comparable Approach
Comparable
$20.06M
Blend (final)
Blend
$15.27M
Owner & transaction history
Mira Buena Vista LLC · 6 yrs held
Mira Buena Vista LLC
since 2019
7 recorded transactions
Zoning & alternative use
MF20 · Atascadero, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$25.1M
+23.3%
Medical building
$22.6M
+10.9%
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 Atascadero submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Atascadero 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$17,670,000
6.5%
$16,310,000
7%
$15,145,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$20,350,000
Current use
AUTO REPAIR, GARAGE
$25,095,000
Change: +23% · Conversion: Difficult
MEDICAL BUILDING
$22,560,000
Change: +11% · Conversion: Moderate
COMMERCIAL (GENERAL)
$19,315,000
Change: -5% · Conversion: Moderate
RETAIL STORES
$18,975,000
Change: -7% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$17,665,000
Change: -13% · Conversion: Difficult
Blend value · Realmo final
$15.27M
Range $13.74M – $16.80M · ±10%
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
$278 / 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
$192,152
Tax year 2024
Assessed value
$14,796,386
Assessed 2024
Previous assessed
$14,796,386
+0.0% YoY
Effective rate
1.30%
On assessed value
Assessed land
$3,216,605
Assessed improvement
$11,579,781
Applied tax rate
7.0000
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1985
Construction
WOOD
Heating
NONE
Bathrooms
64
Total area
54,912 SF
Lot
4 ac (174,240 SF)
Zoning code
MF20
APN
045-321-015
UPID
US09-1948871
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
MF20 · Atascadero, CA
Zoning MF20 · permitted uses
MF20 · Atascadero, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Atascadero. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$20.4M
AUTO REPAIR, GARAGE
Est. value
$25.1M
MEDICAL BUILDING
Est. value
$22.6M
COMMERCIAL (GENERAL)
Est. value
$19.3M
RETAIL STORES
Est. value
$19.0M
INDUSTRIAL (GENERAL)
Est. value
$17.7M
APARTMENT HOUSE (5+ UNITS) Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
COMMERCIAL (GENERAL)
RETAIL STORES
INDUSTRIAL (GENERAL)
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
1985
Construction
WOOD
Heating
NONE
Bathrooms
64
Lot
4 ac
Current owner
From public records · entity-resolved
Mira Buena Vista LLC
Entity
Mailing address
2982 FOOTHILL RD, SANTA BARBARA, CA 93105-2906
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
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 29, 2019
$1,380,000
Mira Buena Vista LLC
Sunday Rules LLC
Grant Deed
$7,600,000 · Jpmorgan Chase Bank NA
Sep 15, 2017
$5,223,000
Sunday Rules LLC
Atascadero 64 LLC
Grant Deed
related
—
Jun 6, 2016
$5,223,000
Sunday Rules LLC
Atascadero 64 LLC
Grant Deed
—
Oct 18, 2012
—
Atascadero 64 LLC
Montanaro Properties LLC
Grant Deed
$5,565,000 · Wells Fargo Bank NA
May 4, 2005
—
Montanaro Properties LLC
Montanaro Family Trust
Quit Claim Deed
—
Mar 4, 2005
—
Montanaro Trust
Montanaro Family Trust
Quit Claim Deed
related
—
Mar 18, 2002
—
Montanaro Trust
Montanaro,richard J & Blythe R
Quit Claim Deed
related
—
—
—
Richard J Montanaro
—
Deed Of Trust
related
$2,625,000 · Washington Mutual Fsb
—
—
Richard J Montanaro
—
Deed Of Trust
related
$150,000 · Santa Lucia Bank
—
—
Montanaro Family Trust
—
Deed Of Trust
related
$250,000 · 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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