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Property profile & analytics
OFF-MARKET
Industrial land
1901 Riv Rd Paso Robles, CA 93446-7326
Entity Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1808193
Property profile
Verified
Property type
Industrial land
Use group
INDUSTRIAL - VACANT LAND
Lot
0.45 ac (19,602 SF)
Zoning code
M
APN
025-501-002
UPID
US09-1808193
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
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Butterfield Spalding LLC · 6 yrs held
Butterfield Spalding LLC
since 2019
3 recorded transactions
Zoning & alternative use
M · Paso Robles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
I. Industrial Zoning District (M) Purpose. The Industrial Zoning District is established to provide areas for general industrial uses, such as manufacturing and fabrication, industrial services, outside storage, vehicle repair, warehousing, and wholesale distribution. J. Planned Industrial Zoning District (PM) Purpose. The Planned Industrial Zoning District…
Zone name
Manufacturing
General category
INDUSTRIAL
Zone area
123.28 ac
Source
Current Zoning Code
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$2,108
Tax year 2024
Assessed value
$189,635
Assessed 2024
Previous assessed
$189,635
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$184,059
Assessed improvement
$5,576
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
Industrial land
Use group
INDUSTRIAL - VACANT LAND
Status
Off-Market
Heating
NONE
Lot
0.45 ac (19,602 SF)
Zoning code
M
APN
025-501-002
UPID
US09-1808193
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
M · Paso Robles, CAZoning M · permitted uses
M · Paso Robles, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
I. Industrial Zoning District (M) Purpose. The Industrial Zoning District is established to provide areas for general industrial uses, such as manufacturing and fabrication, industrial services, outside storage, vehicle repair, warehousing, and wholesale distribution. J. Planned Industrial Zoning District (PM) Purpose. The Planned Industrial Zoning District is established to provide areas where innovation and flexibility in the design and function of industrial developments can be achieved.
Zone name
Manufacturing
General category
INDUSTRIAL
Zone area
123.28 ac
Source
Current Zoning Code
Building & site characteristics
From public records
Heating
NONE
Lot
0.45 ac
Current owner
From public records · entity-resolved
Butterfield Spalding LLC
Entity
Mailing address
215 S MAIN ST, TEMPLETON, CA 93465-9367
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 28, 2021
—
Butterfield Spalding LLC
—
Deed
related
$250,000 · American Riviera Bank
Nov 26, 2019
—
Butterfield Spalding LLC
John D Spalding
Quit Claim Deed
related
—
Mar 6, 2018
$450,000
John D Spalding
Durnbaugh Family Trust
Grant Deed
$80,000 · Curnbaugh Family Trust (pt)
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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