Entity Owned 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
Location
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
since 2021
Last sale
$4.4M
6 recorded transactions
Zoning & alternative use
TC1 · Paso Robles, CA
Top alternative use upside
Restaurant
$7.1M
+62.4%
Auto repair, garage
$6.5M
+47.6%
Commercial (general)
$6.0M
+35.9%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
8 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Professional Plan · 30 reports
from $99/month
from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$4.83M
Value range
$4.34M – $5.31M
±10% around blend
Estimated value / SF
$339 / SF
Confidence
Property data
88
Market benchmarks
67
Comparable evidence
60
$4.34M
blend $4.83M
$5.31M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
14,216 SF
Lot area
0.2 ac
Year built
2009
APN
008-322-014
Zoning
TC1
Assessed value
$4,577,760
Annual tax
$50,893
3
Income approach: direct capitalization
Partial preview
Income approach indication
$4.34M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$4.71M
@ 6.5% CAP return
$4.34M
@ 7% CAP return
$4.03M
4
Sales comparison
Partial preview
Sales approach indication
$5.62M
Range $2.61M – $5.67M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$4.83M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 30 sales
$310
+10%
County 242 sales
$477
-29%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $339/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Restaurant
Gross theoretical uplift
+62%
vs current-use indication
Auto Repair, Garage
Commercial (general)
Medical Building
Apartment House (5+ Units)
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
from $99/month
Overview
Implied cap rate
5.60%
Implied, in-place cap rate for this office buildings
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 5.60%
9.0%
NOI (est.)
$308k *
Last sale · Nov 2021
$4.40M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$5.50M
Move the market yield to see immediate price impact.
Value / SF
$387
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.10%5.60%6.10%
$277k
$5.44M
$4.95M
$4.54M
$308k
$6.04M
$5.50M
$5.05M
$339k
$6.64M
$6.05M
$5.55M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
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
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
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, CAZoning TC1 · permitted uses
TC1 · Paso Robles, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
2009
Construction
WOOD
Heating
NONE
Lot
0.2 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
TC1
Jurisdiction
Paso Robles, CA
Recorded code
TC1
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for TC1 in Paso Robles, CA.
What opens after registration
Zoning profile
3 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 1446 Spg St?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
Get access to Data & Analytics
Choose membership plan that suits your needs
Unlock Full Report
$9
one-time
Single Property Report
Full report includes
- Full Property Data
- Historical Records
- Value Estimation
- NOI Potential
- Cap Rate Calculation
- Ownership
- Location Insight
- Alternative use
- Local Zoning Insight
MOST POPULAR
Professional Plan
$99
/mo
30 property reports a month.
Cancel anytime.
Cancel anytime.
Your membership includes
- 30 reports a month
- Location Analytics
- Market Trends
- Full Property Data
- Historical Records
- Value Estimation
- NOI Potential
- Cap Rate Calculation
- Ownership
- Location Insight
- Alternative use
- Local Zoning Insight
Enterprise Plan
$299
/mo
300 property reports a month.
Cancel anytime.
Cancel anytime.
Your membership includes
- 300 reports a month
- Location Analytics
- Market Trends
- Full Property Data
- Historical Records
- Value Estimation
- NOI Potential
- Cap Rate Calculation
- Ownership
- Location Insight
- Alternative use
- Local Zoning Insight
Unlock Light Report
Free
Confirm your email
and get 1 Light Report
and get 1 Light Report
Light report includes
- Property Information
- Historical Records
- Value Estimation
- NOI Potential
- Cap Rate Potential
- Location Insight
- Alternative use
- Local Zoning Insight
Confirm your e-mail to get the report
