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Property profile & analytics
OFF-MARKET
Estimated value
$3,415,000
Assisted living facilities
1919 Creston Rd Paso Robles, CA 93446-4401
Entity Owned
7-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-3657375
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1998
Construction
WOOD
Total area
74,710 SF
Lot
7.79 ac (339,332 SF)
Zoning code
R3
APN
009-751-062
UPID
US09-3657375
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
$3.42M
Owner & transaction history
Mgp X LLC · 7 yrs held
Mgp X LLC
since 2019
5 recorded transactions
Zoning & alternative use
R3 · Paso Robles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
To accommodate multi-family housing types and implements the general plan residential, multiple-family, medium density designation
Zone name
Residential Apartment
General category
RESIDENTIAL
Zone area
113.56 ac
Source
Realmo
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
$46 / 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
$149,860
Tax year 2024
Assessed value
$13,469,570
Assessed 2024
Previous assessed
$13,469,570
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$2,896,672
Assessed improvement
$10,572,898
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1998
Construction
WOOD
Heating
NONE
Total area
74,710 SF
Lot
7.79 ac (339,332 SF)
Zoning code
R3
APN
009-751-062
UPID
US09-3657375
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
R3 · Paso Robles, CAZoning R3 · permitted uses
R3 · Paso Robles, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
To accommodate multi-family housing types and implements the general plan residential, multiple-family, medium density designation
Zone name
Residential Apartment
General category
RESIDENTIAL
Zone area
113.56 ac
Source
Realmo
Building & site characteristics
From public records
Year built
1998
Construction
WOOD
Heating
NONE
Lot
7.79 ac
Current owner
From public records · entity-resolved
Mgp X LLC
Entity
Free & Clear · 7 yrs held
Mailing address
17330 PRESTON RD STE 240B, DALLAS, TX 75252-6075
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 29, 2019
—
Mgp X LLC
Well Tower INC
Quit Claim Deed
—
May 12, 2009
—
Emeritus Corp
—
Deed Of Trust
related
$12,864,874 · Health Care R E Inv Trust INC
Nov 19, 2008
—
Emeritus Corp
—
Deed Of Trust
related
$21,426,000 · Nationwide Health Props INC
Apr 3, 2002
—
Health Care Reit INC
Tdc/emeritus Paso Robles Assoc
Grant Deed
related
—
—
—
Emeritus Corp
—
Deed Of Trust
related
$21,426,000 · Nationwide Health Props INC
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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