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Property profile & analytics
OFF-MARKET
Estimated value
$850,000
Retail properties & Spaces
1345 Riverside Ave Paso Robles, CA 93446-2643
Individually Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-2449215
Property profile
Verified
Property type
Retail properties & Spaces
Use group
SERVICE SHOP (TV, ELECTRIC, PLUMBING)
Year built
1977
Total area
1,920 SF
Lot
0.06 ac (2,625 SF)
Zoning code
RSC
APN
008-329-001
UPID
US09-2449215
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
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$850k
Owner & transaction history
Guy Culver Mitchell · 1 yrs held
Guy Culver Mitchell
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
$875,000
+52.1%
Commercial (general)
$810,000
+40.0%
Medical building
$790,000
+36.7%
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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
SERVICE SHOP (TV, RADIO, ELECTRIC, PLUMBING)
$575,000
Current use
AUTO REPAIR, GARAGE
$875,000
Change: +52% · Conversion: Difficult
COMMERCIAL (GENERAL)
$810,000
Change: +40% · Conversion: Difficult
MEDICAL BUILDING
$790,000
Change: +37% · Conversion: Difficult
RETAIL STORES
$625,000
Change: +8% · Conversion: Difficult
OFFICE BUILDING
$595,000
Change: +3% · Conversion: Difficult
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
$443 / 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
$1,204
Tax year 2024
Assessed value
$108,342
Assessed 2024
Previous assessed
$108,342
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$54,692
Assessed improvement
$53,650
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 properties & Spaces
Use group
SERVICE SHOP (TV, ELECTRIC, PLUMBING)
Status
Off-Market
Year built
1977
Heating
NONE
Total area
1,920 SF
Lot
0.06 ac (2,625 SF)
Zoning code
RSC
APN
008-329-001
UPID
US09-2449215
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
SERVICE SHOP (TV, RADIO, ELECTRIC, PLUMBING) Current
Est. value
$575,000
AUTO REPAIR, GARAGE
Est. value
$875,000
COMMERCIAL (GENERAL)
Est. value
$810,000
MEDICAL BUILDING
Est. value
$790,000
RETAIL STORES
Est. value
$625,000
OFFICE BUILDING
Est. value
$595,000
SERVICE SHOP (TV, RADIO, ELECTRIC, PLUMBING) Current
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
MEDICAL BUILDING
RETAIL STORES
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
1977
Heating
NONE
Lot
0.06 ac
Current owner
From public records · entity-resolved
Guy Culver Mitchell
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
—
Guy Culver Mitchell
Guy Culver Mitchell
Deed
related
—
Aug 6, 2024
—
Milton C Culver
Milton C Culver
Intrafamily Transfer
related
—
Jun 19, 2015
$850,000
Culver Family Trust
Hingtgen Donna J
Grant Deed
—
Jun 19, 2015
—
Donna J Hingtgen
Hingtgen David
Quit Claim Deed
related
—
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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