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Property profile & analytics
OFF-MARKET
Estimated value
$530,000
Investment properties
1315 Vine St Paso Robles, CA 93446-2269
Trust Owned
10-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-3673750
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1890
Construction
WOOD
Total area
1,625 SF
Lot
0.16 ac (7,000 SF)
Zoning code
OP
APN
009-033-016
UPID
US09-3673750
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
$345k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$526k
Blend (final)
Blend
$530k
Owner & transaction history
Lekai,andrea & Lauren W Fam Trust · 10 yrs held
Lekai,andrea & Lauren W Fam Trust
since 2015
6 recorded transactions
Zoning & alternative use
OP · Paso Robles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$745,000
+8.6%
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
by Request
ML approach
$345,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$685,000
Current use
AUTO REPAIR, GARAGE
$745,000
Change: +9% · Conversion: Difficult
MEDICAL BUILDING
$670,000
Change: -2% · Conversion: Easy
Blend value · Realmo final
$530k
Range $477k – $583k · ±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
$326 / 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
$6,709
Tax year 2024
Assessed value
$603,500
Assessed 2024
Previous assessed
$603,500
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$313,355
Assessed improvement
$290,145
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1890
Construction
WOOD
Heating
NONE
Stories
2
Rooms
7
Bathrooms
2
Total area
1,625 SF
Lot
0.16 ac (7,000 SF)
Zoning code
OP
APN
009-033-016
UPID
US09-3673750
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
OP · Paso Robles, CA
Zoning OP · permitted uses
OP · 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
COMMERCIAL (GENERAL) Current
Est. value
$685,000
AUTO REPAIR, GARAGE
Est. value
$745,000
MEDICAL BUILDING
Est. value
$670,000
COMMERCIAL (GENERAL) Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
1890
Construction
WOOD
Heating
NONE
Stories
2
Rooms
7
Bathrooms
2
Lot
0.16 ac
Current owner
From public records · entity-resolved
Lekai,andrea & Lauren W Fam Trust
Trust
Free & Clear · 10 yrs held
Mailing address
560 10TH ST #201, PASO ROBLES, CA 93446-2525
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 28, 2015
$910,000
Lekai,andrea & Lauren W Fam Trust
Boneso Steven C Family Trust
Grant Deed
—
Sep 12, 2003
—
Boneso,tr
Boneso,steven C & Maryann
Quit Claim Deed
related
$200,000 · Lancaster Mortgage Service INC
Apr 25, 2003
$675,000
Boneso,tr
Shomler,tr
Grant Deed
—
—
—
Shomler Trust
—
Deed Of Trust
related
$40,000 · Charles R & Sharon L
—
—
G B Shomler Trustee
—
Deed Of Trust
related
$63,000 · Gilbert J Parker
—
—
Boneso,tr
—
Deed Of Trust
related
$340,000 · 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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