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Property profile & analytics
OFF-MARKET
Estimated value
$22,960,000
Grocery and convenience stores
189 Niblick Rd Paso Robles, CA 93446-4845
Individually Owned
5-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-2396160
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1991
Construction
TILT-UP CONCRETE
Total area
42,617 SF
Lot
4.79 ac (208,652 SF)
Zoning code
PM
APN
009-813-005
UPID
US09-2396160
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$21.07M
Blend (final)
Blend
$22.96M
Owner & transaction history
Rochelle M Muzzin · 5 yrs held
Rochelle M Muzzin
since 2021
Last sale
$22.5M
7 recorded transactions
Zoning & alternative use
PM · Paso Robles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$21.4M
+55.1%
Auto repair, garage
$19.5M
+41.0%
Commercial (general)
$17.9M
+29.8%
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
$25,800,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$13,815,000
Current use
RESTAURANT
$21,425,000
Change: +55% · Conversion: Easy
AUTO REPAIR, GARAGE
$19,475,000
Change: +41% · Conversion: Difficult
COMMERCIAL (GENERAL)
$17,935,000
Change: +30% · Conversion: Easy
MEDICAL BUILDING
$17,510,000
Change: +27% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$15,795,000
Change: +14% · Conversion: Difficult
Blend value · Realmo final
$22.96M
Range $20.66M – $25.26M · ±10% · vs last sale $22.49M (Feb 9 2021)
Last sale anchor
$22.49M
Feb 9 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
$539 / 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
$248,930
Tax year 2024
Assessed value
$22,097,736
Assessed 2024
Previous assessed
$22,097,736
+0.0% YoY
Effective rate
1.13%
On assessed value
Assessed land
$5,521,840
Assessed improvement
$16,575,896
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
1991
Construction
TILT-UP CONCRETE
Heating
NONE
Total area
42,617 SF
Lot
4.79 ac (208,652 SF)
Zoning code
PM
APN
009-813-005
UPID
US09-2396160
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
PM · Paso Robles, CA
Zoning PM · permitted uses
PM · 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
$13.8M
RESTAURANT
Est. value
$21.4M
AUTO REPAIR, GARAGE
Est. value
$19.5M
COMMERCIAL (GENERAL)
Est. value
$17.9M
MEDICAL BUILDING
Est. value
$17.5M
APARTMENT HOUSE (5+ UNITS)
Est. value
$15.8M
RETAIL STORES Current
RESTAURANT
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
MEDICAL BUILDING
APARTMENT HOUSE (5+ UNITS)
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
1991
Construction
TILT-UP CONCRETE
Heating
NONE
Lot
4.79 ac
Current owner
From public records · entity-resolved
Rochelle M Muzzin
Individual
Free & Clear · 5 yrs held
Mailing address
2671 AMATCHI CT, TRACY, CA 95304-5937
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 9, 2021
—
Rochelle M Muzzin
Rochelle M Muzzin
Intrafamily Transfer
related
—
Sep 30, 2020
—
Muzzin,j J & 2020 Living Trust
Joseph J Muzzin
Affidavit Of Death
related
—
May 13, 2020
—
Joseph,j Muzzin & Rochelle M M Trust
Joseph J Muzzin
Quit Claim Deed
related
—
Apr 2, 2020
—
Joseph J Muzzin
Cf Albert Propco III LLC
Grant Deed
related
$10,500,000 · River Cty Bk
Jul 2, 2019
$22,486,500
Cf Albert Propco III LLC
Abs Ca O LLC
Grant Deed
$425,700,000 · Wells Fargo Bank NA
Feb 28, 2018
—
Abs Ca-o LLC
—
Loan Modification
related
—
Apr 22, 2013
—
Abs Ca-o LLC
New Albertsons INC
Warranty Deed
—
Jun 15, 2006
—
New Albertsons INC
Albertsons LLC
Quit Claim Deed
—
—
—
Abs Ca-o LLC
—
Deed Of Trust
related
$1,050,000,000 · Bank Of America
—
—
Abs Ca-o LLC
—
Deed Of Trust
related
$1,145,000,000 · Wilmington Trust (ct)
—
—
New Albertsons INC
—
Deed Of Trust
related
$1,000,000 · Credit Suisse Ag
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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