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Property profile & analytics
OFF-MARKET
Estimated value
$3,610,000
Vineyards
2265 Wisteria Ln Paso Robles, CA 93446-9820
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-3691965
Property profile
Verified
Property type
Vineyards
Use group
WINERY
Year built
2009
Total area
30,718 SF
Lot
18.24 ac (794,534 SF)
Zoning code
PM
APN
025-435-027
UPID
US09-3691965
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
$3.61M
Owner & transaction history
Justin Vineyards & Winery LLC · 2 yrs held
Justin Vineyards & Winery LLC
since 2023
1 recorded transaction
Zoning & alternative use
PM · Paso Robles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$5.2M
+42.4%
Restaurant
$4.1M
+10.3%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
FARM SUPPLY & EQUIPMENT (COMMERCIAL)
$3,680,000
Current use
MEDICAL BUILDING
$5,240,000
Change: +42% · Conversion: Difficult
RESTAURANT
$4,060,000
Change: +10% · Conversion: Difficult
RETAIL STORES
$3,135,000
Change: -15% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,050,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$3.61M
Range $3.25M – $3.97M · ±10%
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
$118 / 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
$682,387
Tax year 2024
Assessed value
$61,379,519
Assessed 2024
Previous assessed
$61,379,519
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$7,554,656
Assessed improvement
$53,824,863
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
Vineyards
Use group
WINERY
Status
Off-Market
Year built
2009
Heating
NONE
Buildings
2
Bathrooms
8
Total area
30,718 SF
Lot
18.24 ac (794,534 SF)
Zoning code
PM
APN
025-435-027
UPID
US09-3691965
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
FARM SUPPLY & EQUIPMENT (COMMERCIAL) Current
Est. value
$3.7M
MEDICAL BUILDING
Est. value
$5.2M
RESTAURANT
Est. value
$4.1M
RETAIL STORES
Est. value
$3.1M
AUTO REPAIR, GARAGE
Est. value
$3.1M
FARM SUPPLY & EQUIPMENT (COMMERCIAL) Current
MEDICAL BUILDING
RESTAURANT
RETAIL STORES
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
2009
Heating
NONE
Buildings
2
Bathrooms
8
Lot
18.24 ac
Current owner
From public records · entity-resolved
Justin Vineyards & Winery LLC
Entity
Mailing address
11680 CHIMNEY ROCK RD, PASO ROBLES, CA 93446-9792
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 24, 2023
—
Justin Vineyards & Winery LLC
—
Deed
related
$220,000,000 · Prudential Insurance Of America
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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