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Property profile & analytics
OFF-MARKET
Estimated value
$2,100,000
Retail space
1316 Pne St Paso Robles, CA 93446-2244
Entity Owned
22-yr Hold
Free & Clear
Property ID
US09-1548269
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1922
Construction
TILT-UP CONCRETE
Total area
10,000 SF
Lot
0.57 ac (25,000 SF)
Zoning code
C3
APN
009-045-004
UPID
US09-1548269
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
$2.50M
Comparable Approach
Comparable
$1.28M
Blend (final)
Blend
$2.10M
Owner & transaction history
Harris Family Properties LLC · 22 yrs held
Harris Family Properties LLC
since 2004
2 recorded transactions
Zoning & alternative use
C3 · Paso Robles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
Encourages a mix of commercial, residential, and compatible uses in a unified development pattern
Zone name
Commercial And Light Industrial
General category
INDUSTRIAL
Zone area
325.89 ac
Source
Realmo
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
by Request
CAP Approach
CAP Return
Estimation
6%
$2,710,000
6.5%
$2,500,000
7%
$2,320,000
Alternative Use
Use
Estimation
RETAIL STORES
$3,240,000
Current use
INDUSTRIAL (GENERAL)
$3,215,000
Change: -1% · Conversion: Difficult
OFFICE BUILDING
$3,095,000
Change: -4% · Conversion: Easy
Blend value · Realmo final
$2.10M
Range $1.89M – $2.31M · ±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
$210 / 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
$27,416
Tax year 2024
Assessed value
$2,466,062
Assessed 2024
Previous assessed
$2,466,062
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$1,072,201
Assessed improvement
$1,393,861
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1922
Construction
TILT-UP CONCRETE
Heating
NONE
Total area
10,000 SF
Lot
0.57 ac (25,000 SF)
Zoning code
C3
APN
009-045-004
UPID
US09-1548269
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
C3 · Paso Robles, CAZoning C3 · permitted uses
C3 · Paso Robles, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
Encourages a mix of commercial, residential, and compatible uses in a unified development pattern
Zone name
Commercial And Light Industrial
General category
INDUSTRIAL
Zone area
325.89 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$3.2M
INDUSTRIAL (GENERAL)
Est. value
$3.2M
OFFICE BUILDING
Est. value
$3.1M
RETAIL STORES Current
INDUSTRIAL (GENERAL)
OFFICE 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
1922
Construction
TILT-UP CONCRETE
Heating
NONE
Lot
0.57 ac
Current owner
From public records · entity-resolved
Harris Family Properties LLC
Entity
Free & Clear · 22 yrs held
Mailing address
PO BOX 636, PASO ROBLES, CA 93447-0636
Ownership since
2004
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 9, 2016
—
Harris Family Properties LLC
—
Deed
related
$500,000 · Heritage Oaks Bancorp
Jan 29, 2004
—
Harris Family Properties LLC
Harris,tr
Quit Claim Deed
related
—
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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