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Property profile & analytics
OFF-MARKET
Estimated value
$850,000
Retail space
1339 Riverside Ave Paso Robles, CA 93446-2643
Individually Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-1328715
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1974
Total area
3,069 SF
Lot
0.11 ac (4,998 SF)
Zoning code
RSC
APN
008-329-002
UPID
US09-1328715
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
$850k
CAP Approach
CAP
$765k
Comparable Approach
Comparable
$594k
Blend (final)
Blend
$850k
Owner & transaction history
William B Culver · 1 yrs held
William B Culver
since 2025
Last sale
$850,000
7 recorded transactions
Zoning & alternative use
RSC · Paso Robles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.4M
+41.0%
Commercial (general)
$1.3M
+29.8%
Medical building
$1.3M
+26.7%
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
$850,000
ML approach
$850,000
CAP Approach
CAP Return
Estimation
6%
$830,000
6.5%
$765,000
7%
$710,000
Alternative Use
Use
Estimation
RETAIL STORES
$995,000
Current use
AUTO REPAIR, GARAGE
$1,405,000
Change: +41% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,290,000
Change: +30% · Conversion: Easy
MEDICAL BUILDING
$1,260,000
Change: +27% · Conversion: Difficult
OFFICE BUILDING
$950,000
Change: -4% · Conversion: Easy
Blend value · Realmo final
$850k
Range $765k – $935k · ±10% · vs last sale $850k (Aug 6 2024)
Last sale anchor
$850k
Aug 6 2024
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
$277 / 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
$1,310
Tax year 2024
Assessed value
$117,825
Assessed 2024
Previous assessed
$117,825
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$74,503
Assessed improvement
$43,322
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
1974
Heating
NONE
Total area
3,069 SF
Lot
0.11 ac (4,998 SF)
Zoning code
RSC
APN
008-329-002
UPID
US09-1328715
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
RSC · Paso Robles, CA
Zoning RSC · permitted uses
RSC · 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
RETAIL STORES Current
Est. value
$995,000
AUTO REPAIR, GARAGE
Est. value
$1.4M
COMMERCIAL (GENERAL)
Est. value
$1.3M
MEDICAL BUILDING
Est. value
$1.3M
OFFICE BUILDING
Est. value
$950,000
RETAIL STORES Current
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
MEDICAL BUILDING
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
1974
Heating
NONE
Lot
0.11 ac
Current owner
From public records · entity-resolved
William B Culver
Individual
Free & Clear · 1 yrs held
Mailing address
4665 BUENA VIS DR, PASO ROBLES, CA 93446-9535
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 26, 2025
—
William B Culver
William B Culver
Deed
related
—
Aug 6, 2024
—
Milton C Culver
Milton C Culver
Intrafamily Transfer
related
—
Jun 19, 2015
—
Donna J Hingtgen
Hingtgen David
Quit Claim Deed
related
—
Jun 19, 2015
$850,000
Culver Family Trust
Hingtgen Donna J
Grant Deed
—
Dec 30, 1996
—
Donna J Hingtgen
Culver Trust
Quit Claim Deed
related
—
Apr 9, 1996
—
Culver Trust
Culver,milton C & Sandra C
Quit Claim Deed
related
—
Apr 2, 1996
—
Culver Trust
Culver,donald L & Mona C
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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