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Property profile & analytics
OFF-MARKET
Estimated value
$890,000
Office buildings
1117 Vine St Paso Robles, CA 93446-2560
Individually Owned
4-yr Hold
Absentee Owner
Property ID
US09-1340624
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1910
Construction
WOOD
Total area
2,783 SF
Lot
0.2 ac (8,712 SF)
Zoning code
T3F
APN
009-091-019
UPID
US09-1340624
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
$900k
CAP Approach
CAP
$850k
Comparable Approach
Comparable
$1.11M
Blend (final)
Blend
$890k
Owner & transaction history
Ryan J Road · 4 yrs held
Ryan J Road
since 2021
Last sale
$820,000
7 recorded transactions
Zoning & alternative use
T3F · Paso Robles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.3M
+47.6%
Commercial (general)
$1.2M
+35.9%
Medical building
$1.1M
+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
$940,000
ML approach
$900,000
CAP Approach
CAP Return
Estimation
6%
$920,000
6.5%
$850,000
7%
$790,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$860,000
Current use
AUTO REPAIR, GARAGE
$1,270,000
Change: +48% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,170,000
Change: +36% · Conversion: Easy
MEDICAL BUILDING
$1,145,000
Change: +33% · Conversion: Easy
RETAIL STORES
$900,000
Change: +5% · Conversion: Moderate
Blend value · Realmo final
$890k
Range $801k – $979k · ±10% · vs last sale $820k (Aug 23 2021)
Last sale anchor
$820k
Aug 23 2021
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
$320 / 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
$10,563
Tax year 2024
Assessed value
$950,081
Assessed 2024
Previous assessed
$950,081
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$409,615
Assessed improvement
$540,466
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
1910
Construction
WOOD
Heating
NONE
Rooms
8
Bathrooms
4
Total area
2,783 SF
Lot
0.2 ac (8,712 SF)
Zoning code
T3F
APN
009-091-019
UPID
US09-1340624
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
T3F · Paso Robles, CA
Zoning 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
Paso Robles. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$860,000
AUTO REPAIR, GARAGE
Est. value
$1.3M
COMMERCIAL (GENERAL)
Est. value
$1.2M
MEDICAL BUILDING
Est. value
$1.1M
RETAIL STORES
Est. value
$900,000
OFFICE BUILDING Current
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
1910
Construction
WOOD
Heating
NONE
Rooms
8
Bathrooms
4
Lot
0.2 ac
Current owner
From public records · entity-resolved
Ryan J Road
Individual
Mailing address
9035 SAN GABRIEL RD, ATASCADERO, CA 93422-5472
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 23, 2021
—
Ryan J Road
Ryan J Road
Intrafamily Transfer
related
—
Dec 29, 2016
—
Ryan J Roda
—
Deed
related
$410,000 · Bank Of The Sierra
Dec 8, 2016
—
Heather Roda
—
Deed
related
$338,000 · Coastal Busn Fin
Jul 29, 2016
$820,000
Ryan J Roda
Mckay,greg R & Tracy L
Grant Deed
$410,000 · Bank Of The Sierra
Feb 2, 2010
$500,000
Greg R Mckay
Davis,barbara B
Grant Deed
$400,000 · Fremont Bank
Feb 2, 2010
—
Barbara B Davis
Davis,orrell S
Affidavit Of Death
related
—
—
—
Greg R Mckay
—
Deed Of Trust
related
$409,000 · Fremont Bank
—
—
Ryan J Roda
—
Loan Modification
related
$410,000 · Bank Of The Sierra
—
—
Heather Roda
—
Deed Of Trust
related
$338,000 · Coastal Busn Fin
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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