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Property profile & analytics
OFF-MARKET
Estimated value
$4,335,000
Automotive properties
2525 Theatre Dr Paso Robles, CA 93446-9606
Individually Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-0230130
Property profile
Verified
Property type
Automotive properties
Use group
VEHICLE SALES, RENTALS
Year built
2005
Total area
5,832 SF
Lot
5.7 ac (248,292 SF)
Zoning code
C2
APN
009-851-005
UPID
US09-0230130
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
$4.51M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.59M
Blend (final)
Blend
$4.34M
Owner & transaction history
Andrew W Brown · 1 yrs held
Andrew W Brown
since 2025
Last sale
$4.0M
7 recorded transactions
Zoning & alternative use
C2 · Paso Robles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.9M
+10.0%
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
$4,590,000
ML approach
$4,505,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$2,665,000
Current use
RESTAURANT
$2,930,000
Change: +10% · Conversion: Difficult
Blend value · Realmo final
$4.34M
Range $3.90M – $4.77M · ±10% · vs last sale $4.00M (Apr 23 2021)
Last sale anchor
$4.00M
Apr 23 2021
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
$743 / 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
$47,855
Tax year 2024
Assessed value
$4,304,832
Assessed 2024
Previous assessed
$4,304,832
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$2,182,416
Assessed improvement
$2,122,416
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
Automotive properties
Use group
VEHICLE SALES, RENTALS
Status
Off-Market
Year built
2005
Heating
NONE
Buildings
3
Total area
5,832 SF
Lot
5.7 ac (248,292 SF)
Zoning code
C2
APN
009-851-005
UPID
US09-0230130
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
AUTO REPAIR, GARAGE Current
Est. value
$2.7M
RESTAURANT
Est. value
$2.9M
AUTO REPAIR, GARAGE Current
RESTAURANT
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
2005
Heating
NONE
Buildings
3
Lot
5.7 ac
Current owner
From public records · entity-resolved
Andrew W Brown
Individual
Mailing address
820 HERDSMAN WAY, TEMPLETON, CA 93465-5606
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
22 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 2, 2025
$2,100,000
Andrew W Brown
Harding Real Property LLC
Grant Deed
$1,500,000 · Bank Of The Sierra
Jan 12, 2023
—
Harding Real Property LLC
—
Deed
related
$500,000 · American Riviera Bank
Jun 2, 2021
$1,525,000
Harding Real Property LLC
C G L P T Enterprises
Grant Deed
$1,025,000 · Cglpt Enterprises
May 10, 2021
—
Harding Real Property LLC
—
Deed
related
$1,594,000 · Cen Cal Business Finance Group
Apr 23, 2021
$4,000,000
Harding Real Property LLC
William J Wolkoff
Grant Deed
$1,966,025 · 1st Capital Bank
Dec 23, 2019
—
Wolkoff,william J Trust
—
Deed
related
—
May 8, 2014
—
Wolkoff,william J Trust
Wolkoff,william J
Quit Claim Deed
related
—
Dec 11, 2009
—
William J Wolkoff
—
Deed Of Trust
related
$1,050,000 · Santa Lucia Bank
Oct 7, 2009
—
William J Wolkoff
Wolkoff,catherine E
Quit Claim Deed
related
—
Oct 8, 2002
—
William J Wolkoff
—
Trustees Deed
related
$1,820,000 · Estate Financial INC
Nov 27, 2000
—
William J Wolkoff
Wolkoff,william J
Quit Claim Deed
related
—
Oct 27, 2000
—
Marilyn D Coole
Coole,ralph W
Quit Claim Deed
related
—
Oct 27, 2000
$775,000
Wolkoff,william J
Gere Trust
Trustees Deed
$612,960 · San Luis Trust Bank
Jan 12, 2000
—
Gere Trust
Gere,shirley R
Quit Claim Deed
related
—
Oct 5, 1999
—
Coole,marilyn D
Davis Trust
Trustees Deed
related
—
—
—
William J Wolkoff
—
Deed Of Trust
related
$215,000 · Founders Community Bank
—
—
William J Wolkoff
—
Deed Of Trust
related
$2,475,000 · Founders Community Bank
—
—
William J Wolkoff
—
Deed Of Trust
related
$500,000 · Catherine E Wolkoff
—
—
William J Wolkoff
—
Deed Of Trust
related
$875,000 · Heritage Bank Of Commerce
—
—
William J Wolkoff
—
Deed Of Trust
related
$2,100,000 · Santa Lucia Bank
—
—
William J Wolkoff
—
Deed Of Trust
related
$900,000 · Zions First National Bank
—
—
Wolkoff,william J Trust
—
Loan Modification
related
—
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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