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Property profile & analytics
OFF-MARKET
Estimated value
$815,000
Investment properties
2021 Spg St Paso Robles, CA 93446-1621
Individually Owned
2-yr Hold
Property ID
US09-5350413
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1921
Construction
WOOD
Total area
1,100 SF
Lot
0.16 ac (7,000 SF)
Zoning code
T3F
APN
008-224-011
UPID
US09-5350413
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
$945k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$671k
Blend (final)
Blend
$815k
Owner & transaction history
James M Zapotocky · 2 yrs held
James M Zapotocky
since 2023
Last sale
$860,000
7 recorded transactions
Zoning & alternative use
T3F · Paso Robles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$505,000
+8.6%
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
$750,000
ML approach
$945,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$505,000
Change: +9% · Conversion: Difficult
Blend value · Realmo final
$815k
Range $734k – $897k · ±10% · vs last sale $860k (Jul 24 2023)
Last sale anchor
$860k
Jul 24 2023
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
$741 / 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
$9,561
Tax year 2024
Assessed value
$860,000
Assessed 2024
Previous assessed
$860,000
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$275,000
Assessed improvement
$585,000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1921
Construction
WOOD
Heating
NONE
Stories
1
Rooms
6
Bathrooms
1
Total area
1,100 SF
Lot
0.16 ac (7,000 SF)
Zoning code
T3F
APN
008-224-011
UPID
US09-5350413
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
T3F · Paso Robles, CA
Zoning T3F · permitted uses
T3F · 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
AUTO REPAIR, GARAGE
Est. value
$505,000
AUTO REPAIR, GARAGE
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
1921
Construction
WOOD
Heating
NONE
Stories
1
Rooms
6
Bathrooms
1
Lot
0.16 ac
Current owner
From public records · entity-resolved
James M Zapotocky
Individual
Mailing address
2021 SPG ST, PASO ROBLES, CA 93446-1621
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
20 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 1, 2024
—
James M Zapotocky
—
Deed
related
$680,000 · Raymond James Bank NA
Jul 24, 2023
$860,000
James M Zapotocky
Crush Pad LLC
Grant Deed
$688,000 · Guaranteed Rate INC
Jun 26, 2020
—
Crush Pad LLC
Randy R Nelson
Quit Claim Deed
related
—
Aug 8, 2019
—
Randy R Nelson
—
Correction Deed
related
$369,000 · Thayer Fin'l
May 20, 2019
$569,000
Randy R Nelson
Summit General Contractors INC
Grant Deed
$369,000 · Thayer Financial Corp
May 20, 2019
—
Summit General Contractors INC
Bianchine,deborah R
Quit Claim Deed
—
Dec 20, 2018
$392,000
Deborah R Bianchine
Elson David A Trust
Grant Deed
—
Dec 20, 2018
—
Deborah R Bianchine
Bianchine,cliff
Quit Claim Deed
—
Jan 10, 2014
—
David A Elson
David A Elson
Intrafamily Transfer
related
$1,125,000 · Heritage Oaks Bank
Aug 23, 2013
—
David A Elson
Elson David A Trust
Quit Claim Deed
related
$297,500 · Greenlight Loans
Nov 27, 2006
—
Elson David A Trust
Elson,david A
Quit Claim Deed
related
—
Oct 11, 2006
$435,000
David A Elson
Wittstrom Chad & O Trust
Grant Deed
$326,250 · Central Pacific Mortgage
Oct 4, 2006
—
Wittstrom C & O Living Trust
Ocw III LLC
Grant Deed
—
Aug 4, 2006
$425,000
Ocw III LLC
Plum Properties
Grant Deed
$350,000 · Coast National Bank
May 14, 2004
$385,000
Properties Plum
Grabowksi,toby J
Grant Deed
$308,000 · San Luis Trust Bank
Aug 31, 2000
$135,000
Toby J Grabowski
Lamon,carol A & Mark
Grant Deed
$104,950 · Capitol Commerce Mortgage Co
Feb 18, 1997
—
Carol A Layman
Grange,mark E
Quit Claim Deed
related
—
Dec 17, 1996
$85,000
Lagrange,mark
Cenfed Bank
Trustees Deed
$63,750 · United Savings Bank
Dec 17, 1996
$105,138
Century Federal Savings
Cummings,farrell T & Cheryl L
Trustees Deed
related
—
—
—
Elson David A Trust
—
Deed Of Trust
related
$1,125,000 · Heritage Oaks Bank
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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