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Property profile & analytics
OFF-MARKET
Estimated value
$4,315,000
Vineyards
2300 Airport Rd Paso Robles, CA 93446-8549
Entity Owned
4-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-5520002
Property profile
Verified
Property type
Vineyards
Use group
WINERY
Year built
2007
Construction
TILT-UP CONCRETE
Total area
12,639 SF
Lot
8.26 ac (359,805 SF)
Zoning code
C2
APN
025-433-013
UPID
US09-5520002
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
$4.14M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.32M
Owner & transaction history
Halter Winery LLC · 4 yrs held
Halter Winery LLC
since 2022
Last sale
$4.8M
3 recorded transactions
Zoning & alternative use
C2 · Paso Robles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$3.4M
+124.6%
Commercial (general)
$2.9M
+89.4%
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
$3,570,000
ML approach
$4,135,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$3,400,000
Change: +125% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,870,000
Change: +89% · Conversion: Difficult
Blend value · Realmo final
$4.32M
Range $3.88M – $4.75M · ±10% · vs last sale $4.78M (Jun 17 2022)
Last sale anchor
$4.78M
Jun 17 2022
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
$341 / 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
$54,363
Tax year 2024
Assessed value
$4,889,880
Assessed 2024
Previous assessed
$4,889,880
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$1,456,560
Assessed improvement
$3,433,320
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
2007
Construction
TILT-UP CONCRETE
Heating
NONE
Bathrooms
2
Total area
12,639 SF
Lot
8.26 ac (359,805 SF)
Zoning code
C2
APN
025-433-013
UPID
US09-5520002
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
C2 · Paso Robles, CA
Zoning C2 · permitted uses
C2 · 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
OFFICE BUILDING
Est. value
$3.4M
COMMERCIAL (GENERAL)
Est. value
$2.9M
OFFICE BUILDING
COMMERCIAL (GENERAL)
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
2007
Construction
TILT-UP CONCRETE
Heating
NONE
Bathrooms
2
Lot
8.26 ac
Current owner
From public records · entity-resolved
Halter Winery LLC
Entity
Free & Clear · 4 yrs held
Mailing address
8910 ADELAIDA RD, PASO ROBLES, CA 93446-8798
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
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
Jun 17, 2022
$4,775,000
Halter Winery LLC
Foley Family Wines INC
Grant Deed
—
Nov 9, 2021
—
Foley Family Wines INC
Foley Family Farms LLC
Intrafamily Transfer
related
—
Aug 2, 2019
—
Foley Family Farms LLC
Foley Family Wines INC
Quit Claim Deed
—
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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