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Property profile & analytics
OFF-MARKET
Estimated value
$3,105,000
Retail space
2550 El Camino Real Atascadero, CA 93422-1916
Entity Owned
23-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-1342859
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2004
Construction
TILT-UP CONCRETE
Total area
12,624 SF
Lot
1.34 ac (58,370 SF)
Zoning code
CPK
APN
049-141-044
UPID
US09-1342859
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
Current use
Occupant on record · Public records
-
DISH Telecommunications Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$3.16M
Comparable Approach
Comparable
$4.05M
Blend (final)
Blend
$3.11M
Owner & transaction history
Tres Robles LLC · 23 yrs held
Tres Robles LLC
since 2003
4 recorded transactions
Zoning & alternative use
CPK · Atascadero, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$4.7M
+7.3%
Commercial (general)
$4.4M
+1.8%
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 Atascadero submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Atascadero 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%
$3,420,000
6.5%
$3,155,000
7%
$2,930,000
Alternative Use
Use
Estimation
RETAIL STORES
$4,360,000
Current use
APARTMENT HOUSE (5+ UNITS)
$4,680,000
Change: +7% · Conversion: Difficult
COMMERCIAL (GENERAL)
$4,440,000
Change: +2% · Conversion: Easy
INDUSTRIAL (GENERAL)
$4,060,000
Change: -7% · Conversion: Difficult
Blend value · Realmo final
$3.11M
Range $2.79M – $3.42M · ±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
$246 / 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
$22,282
Tax year 2024
Assessed value
$1,953,051
Assessed 2024
Previous assessed
$1,953,051
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$571,168
Assessed improvement
$1,381,883
Applied tax rate
7.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2004
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
2
Total area
12,624 SF
Lot
1.34 ac (58,370 SF)
Zoning code
CPK
APN
049-141-044
UPID
US09-1342859
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
CPK · Atascadero, CA
Zoning CPK · permitted uses
CPK · Atascadero, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Atascadero. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$4.4M
APARTMENT HOUSE (5+ UNITS)
Est. value
$4.7M
COMMERCIAL (GENERAL)
Est. value
$4.4M
INDUSTRIAL (GENERAL)
Est. value
$4.1M
RETAIL STORES Current
APARTMENT HOUSE (5+ UNITS)
COMMERCIAL (GENERAL)
INDUSTRIAL (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
2004
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
2
Lot
1.34 ac
Current owner
From public records · entity-resolved
Tres Robles LLC
Entity
Free & Clear · 23 yrs held
Mailing address
2671 CARPENTER CYN RD, SAN LUIS OBISPO, CA 93401-8934
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2003
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 7, 2003
—
Tres Robles LLC
Newberg,tr
Grant Deed
related
—
Aug 3, 1999
—
Newberg Trust
Newberg,robert A & Linda E
Quit Claim Deed
related
—
Nov 13, 1996
—
Robert A Newberg
Newberg Trust
Quit Claim Deed
related
—
Jul 27, 1989
$149,000
Robert A Newberg
Golden West Dev
Grant Deed
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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