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Property profile & analytics
OFF-MARKET
Estimated value
$1,225,000
Vineyards
2550 Dry Crk Rd Paso Robles, CA 93446-8550
Entity Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-3657103
Property profile
Verified
Property type
Vineyards
Use group
WINERY
Year built
2007
Construction
WOOD
Total area
11,844 SF
Lot
4.19 ac (182,516 SF)
Zoning code
AP
APN
025-435-036
UPID
US09-3657103
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
$1.19M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.23M
Owner & transaction history
3h Investments LLC · 3 yrs held
3h Investments LLC
since 2022
Last sale
$1.4M
7 recorded transactions
Zoning & alternative use
AP · Paso Robles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$2.0M
+42.4%
Restaurant
$1.6M
+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
$1,010,000
ML approach
$1,185,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
FARM SUPPLY & EQUIPMENT (COMMERCIAL)
$1,420,000
Current use
MEDICAL BUILDING
$2,020,000
Change: +42% · Conversion: Difficult
RESTAURANT
$1,565,000
Change: +10% · Conversion: Difficult
RETAIL STORES
$1,210,000
Change: -15% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,175,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$1.23M
Range $1.10M – $1.35M · ±10% · vs last sale $1.35M (Dec 21 2022)
Last sale anchor
$1.35M
Dec 21 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
$103 / 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
$15,320
Tax year 2024
Assessed value
$1,378,020
Assessed 2024
Previous assessed
$1,378,020
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$510,000
Assessed improvement
$868,020
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
WOOD
Heating
NONE
Total area
11,844 SF
Lot
4.19 ac (182,516 SF)
Zoning code
AP
APN
025-435-036
UPID
US09-3657103
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
AP · Paso Robles, CA
Zoning AP · permitted uses
AP · 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
$1.4M
MEDICAL BUILDING
Est. value
$2.0M
RESTAURANT
Est. value
$1.6M
RETAIL STORES
Est. value
$1.2M
AUTO REPAIR, GARAGE
Est. value
$1.2M
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
2007
Construction
WOOD
Heating
NONE
Lot
4.19 ac
Current owner
From public records · entity-resolved
3h Investments LLC
Entity
Free & Clear · 3 yrs held
Mailing address
648 BRIARWOOD DR, BREA, CA 92821-5257
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 21, 2022
$1,351,000
3h Investments LLC
Pacific Wine Services LLC
Grant Deed
—
Apr 28, 2020
—
First & Last Winery
—
Deed
related
$3,044 · Christopher K Hoskins
Aug 16, 2019
—
Christopher Hoskins
Michelle Hartl-hoskins
Quit Claim Deed
related
—
Jul 3, 2019
$1,750,000
First & Last Winery LLC
Paso Robles Holdings LLC
Grant Deed
$1,050,000 · American River Bank
Dec 22, 2009
—
Hoskins,christopher K
Dry Creek Partners LLC
Quit Claim Deed
related
—
Nov 6, 2008
—
Michel-duncan Trust
Michel-duncan Trust
Quit Claim Deed
related
$1,030,000 · First Bk/san Luis Obispo
—
—
Dry Creek Partners LLC
—
Deed Of Trust
related
$675,000 · First Bk/san Luis Obispo
—
—
Paso Robles Holdings LLC
—
Loan Modification
related
$1,001,851 · Pacific Cap Bk
—
—
Paso Robles Holdings LLC
—
Deed Of Trust
related
$1,001,851 · Santa Barbara Bk&tr
—
—
First & Last Winery
—
Deed Of Trust
related
$3,044 · Christopher K Hoskins
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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