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Property profile & analytics
OFF-MARKET
Estimated value
$4,825,000
Office buildings
1446 Spg St Paso Robles, CA 93446-2171
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-3185162
Property summary
AI-generated overview
This exceptional Class A office property, located at 1446 Spring Street in Paso Robles, California, offers 8,763 square feet of versatile space currently available for lease. The building is zoned TC-1 (Town Center Commercial - City of Paso Robles) and is ideally suited for a variety of executive or general office uses. Multiple tenancy options are available, with spaces ranging from a minimum of 2,750 square feet to a maximum contiguous space of 6,013 square feet. The entire 8,763 square feet is currently vacant, presenting a unique opportunity for a single tenant to occupy the entire building or for multiple tenants to lease individual suites. The building features convenient amenities including elevators. Ample street parking is readily available for tenants and their clients. This prime location in the heart of Paso Robles offers excellent visibility and accessibility, making it an ideal choice for businesses seeking a prestigious and functional workspace. The property is situated in San Luis Obispo County, California, with a zip code of 93446. Contact us today to learn more about leasing opportunities and to schedule a viewing.
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
2009
Construction
WOOD
Total area
14,216 SF
Lot
0.2 ac (8,750 SF)
Zoning code
TC1
APN
008-322-014
UPID
US10-3185162
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
$5.10M
CAP Approach
CAP
$4.34M
Comparable Approach
Comparable
$5.62M
Blend (final)
Blend
$4.83M
Owner & transaction history
1446 Spring Street LLC · 4 yrs held
1446 Spring Street LLC
since 2021
Last sale
$4.4M
6 recorded transactions
Zoning & alternative use
TC1 · Paso Robles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$7.1M
+62.4%
Auto repair, garage
$6.5M
+47.6%
Commercial (general)
$6.0M
+35.9%
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
$5,050,000
ML approach
$5,095,000
CAP Approach
CAP Return
Estimation
6%
$4,705,000
6.5%
$4,340,000
7%
$4,030,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$4,400,000
Current use
RESTAURANT
$7,145,000
Change: +62% · Conversion: Moderate
AUTO REPAIR, GARAGE
$6,495,000
Change: +48% · Conversion: Difficult
COMMERCIAL (GENERAL)
$5,985,000
Change: +36% · Conversion: Easy
MEDICAL BUILDING
$5,840,000
Change: +33% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$5,270,000
Change: +20% · Conversion: Easy
RETAIL STORES
$4,610,000
Change: +5% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$4,575,000
Change: +4% · Conversion: Difficult
Blend value · Realmo final
$4.83M
Range $4.34M – $5.31M · ±10% · vs last sale $4.40M (Nov 16 2021)
Last sale anchor
$4.40M
Nov 16 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
$339 / 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
$50,893
Tax year 2024
Assessed value
$4,577,760
Assessed 2024
Previous assessed
$4,577,760
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$452,574
Assessed improvement
$4,125,186
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
PROFESSIONAL BUILDING
Status
Off-Market
Year built
2009
Construction
WOOD
Heating
NONE
Total area
14,216 SF
Lot
0.2 ac (8,750 SF)
Zoning code
TC1
APN
008-322-014
UPID
US10-3185162
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
TC1 · Paso Robles, CA
Zoning TC1 · permitted uses
TC1 · 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
$4.4M
RESTAURANT
Est. value
$7.1M
AUTO REPAIR, GARAGE
Est. value
$6.5M
COMMERCIAL (GENERAL)
Est. value
$6.0M
MEDICAL BUILDING
Est. value
$5.8M
APARTMENT HOUSE (5+ UNITS)
Est. value
$5.3M
RETAIL STORES
Est. value
$4.6M
INDUSTRIAL (GENERAL)
Est. value
$4.6M
OFFICE BUILDING Current
RESTAURANT
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
MEDICAL BUILDING
APARTMENT HOUSE (5+ UNITS)
RETAIL STORES
INDUSTRIAL (GENERAL)
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
2009
Construction
WOOD
Heating
NONE
Lot
0.2 ac
Current owner
From public records · entity-resolved
1446 Spring Street LLC
Entity
Mailing address
950 S COAST DR STE #265, COSTA MESA, CA 92626-7816
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 16, 2021
$4,400,000
1446 Spring Street LLC
Kcp Properties LLC
Grant Deed
$3,080,000 · Commercewest Bank
Jul 3, 2014
—
Kcp Properties LLC
Kcp Properties LLC
Quit Claim Deed
related
$1,513,000 · Rabobank
Sep 2, 2005
—
Drive Self Storage Theater
Trinh,james & Tina
Grant Deed
—
Jul 14, 2004
$450,000
James Trinh
Baldwin,tr
Grant Deed
—
Dec 13, 2001
—
Baldwin Trust
Baldwin,betty A
Quit Claim Deed
related
—
—
—
Kcp Properties LLC
—
Deed Of Trust
related
$1,645,002 · Elizabeth S Pankey
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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