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Property profile & analytics
OFF-MARKET
Estimated value
$6,945,000
Assisted living facilities
14900 El Camino Real Atascadero, CA 93422-6417
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2360042
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1961
Construction
WOOD
Total area
15,929 SF
Lot
2.17 ac (94,525 SF)
Zoning code
RS
APN
059-241-031
UPID
US09-2360042
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
Current use
Occupant on record · Public records
-
Country Care Convalescent Charitable Organization Social Service Agency
-
Beacon of Hope Facility CLHF Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$6.79M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$6.95M
Owner & transaction history
Atascadero Grande LLC · 4 yrs held
Atascadero Grande LLC
since 2022
Last sale
$9.0M
7 recorded transactions
Zoning & alternative use
RS · Atascadero, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
-3.220 Purposes of the agriculture and residential zoning districts. § 9-3.230 Agriculture and residential district allowable land uses. § 9-3.240 Lot sizes. § 9-3.241 Minimum lot size-A Zone. § 9-3.242 Minimum lot size-RS Zone. § 9-3.243 Minimum lot size-RSF Zone. § 9-3.244 Minimum lot size-LSF Zone. § 9-3.245 Minimum lot size-RMF Zone. § 9-3.250 Density. §…
Zone name
Rural Suburban 2.5 To 10 Acre Lot Minimum
General category
RESIDENTIAL
Zone area
9,359.08 ac
Top alternative use upside
Commercial (general)
$4.5M
+141.0%
Restaurant
$4.2M
+125.4%
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 Atascadero submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Atascadero 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
$6,725,000
ML approach
$6,785,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$4,490,000
Change: +141% · Conversion: Difficult
RESTAURANT
$4,200,000
Change: +125% · Conversion: Difficult
Blend value · Realmo final
$6.95M
Range $6.25M – $7.64M · ±10% · vs last sale $9.00M (Jul 29 2022)
Last sale anchor
$9.00M
Jul 29 2022
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
$436 / 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
$86,706
Tax year 2024
Assessed value
$7,803,000
Assessed 2024
Previous assessed
$7,803,000
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$663,000
Assessed improvement
$7,140,000
Applied tax rate
54.0000
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1961
Construction
WOOD
Heating
NONE
Total area
15,929 SF
Lot
2.17 ac (94,525 SF)
Zoning code
RS
APN
059-241-031
UPID
US09-2360042
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
RS · Atascadero, CAZoning RS · permitted uses
RS · Atascadero, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
-3.220 Purposes of the agriculture and residential zoning districts. § 9-3.230 Agriculture and residential district allowable land uses. § 9-3.240 Lot sizes. § 9-3.241 Minimum lot size-A Zone. § 9-3.242 Minimum lot size-RS Zone. § 9-3.243 Minimum lot size-RSF Zone. § 9-3.244 Minimum lot size-LSF Zone. § 9-3.245 Minimum lot size-RMF Zone. § 9-3.250 Density. § 9-3.251 Density-Agriculture and single-family residential zones. § 9-3.252 Densit
Zone name
Rural Suburban 2.5 To 10 Acre Lot Minimum
General category
RESIDENTIAL
Zone area
9,359.08 ac
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$4.5M
RESTAURANT
Est. value
$4.2M
COMMERCIAL (GENERAL)
RESTAURANT
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
1961
Construction
WOOD
Heating
NONE
Lot
2.17 ac
Current owner
From public records · entity-resolved
Atascadero Grande LLC
Entity
Mailing address
2600 W OLIVE AVE, BURBANK, CA 91505-4549
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
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
Jul 29, 2022
$9,000,000
Atascadero Grande LLC
Babujyan Properties LLC
Grant Deed
$6,300,000 · Royal Business Bank
Jan 27, 2020
—
Babujyan Properties LLC
—
Deed
related
$962,500 · Bank Of The Sierra
Oct 11, 2019
$1,775,000
Babujyan Properties LLC
Atascadero Christian Home INC
Grant Deed
$962,500 · Bank Of The Sierra
Apr 4, 2018
—
Atascadero Christian Home
—
Grant Deed
related
$5,200,000 · Solomon Foundation
—
—
Babujyan Properties LLC
—
Deed Of Trust
related
$962,500 · Bank Of The Sierra
—
—
Babujyan Properties LLC
—
Deed Of Trust
related
$596,000 · Cen Cal Busn Fin
—
—
Atascadero Christian Home
—
Deed Of Trust
related
$800,000 · Solomon Foundation
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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