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Property profile & analytics
OFF-MARKET
Estimated value
$4,925,000
Office buildings
2727 Buena Vis Dr Paso Robles, CA 93446-8580
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-3743347
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
2009
Construction
TILT-UP CONCRETE
Total area
20,784 SF
Lot
2.28 ac (99,316 SF)
Zoning code
CP
APN
025-410-001
UPID
US09-3743347
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
$6.35M
Comparable Approach
Comparable
$4.51M
Blend (final)
Blend
$4.93M
Owner & transaction history
Buena Vista Road Vineyarsd LLC · 4 yrs held
Buena Vista Road Vineyarsd LLC
since 2022
7 recorded transactions
Zoning & alternative use
CP · Paso Robles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$7.7M
+19.7%
Retail stores
$6.7M
+4.7%
Industrial (general)
$6.7M
+3.9%
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%
$6,875,000
6.5%
$6,350,000
7%
$5,895,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$6,435,000
Current use
APARTMENT HOUSE (5+ UNITS)
$7,705,000
Change: +20% · Conversion: Easy
RETAIL STORES
$6,740,000
Change: +5% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$6,685,000
Change: +4% · Conversion: Difficult
Blend value · Realmo final
$4.93M
Range $4.43M – $5.42M · ±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
$237 / 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
$41,581
Tax year 2024
Assessed value
$3,676,309
Assessed 2024
Previous assessed
$3,676,309
+0.0% YoY
Effective rate
1.13%
On assessed value
Assessed land
$928,467
Assessed improvement
$2,747,842
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
Office buildings
Use group
PROFESSIONAL BUILDING
Status
Off-Market
Year built
2009
Construction
TILT-UP CONCRETE
Heating
NONE
Total area
20,784 SF
Lot
2.28 ac (99,316 SF)
Zoning code
CP
APN
025-410-001
UPID
US09-3743347
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
CP · Paso Robles, CA
Zoning CP · permitted uses
CP · 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 Current
Est. value
$6.4M
APARTMENT HOUSE (5+ UNITS)
Est. value
$7.7M
RETAIL STORES
Est. value
$6.7M
INDUSTRIAL (GENERAL)
Est. value
$6.7M
OFFICE BUILDING Current
APARTMENT HOUSE (5+ UNITS)
RETAIL STORES
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
2009
Construction
TILT-UP CONCRETE
Heating
NONE
Lot
2.28 ac
Current owner
From public records · entity-resolved
Buena Vista Road Vineyarsd LLC
Entity
Mailing address
1432 HIGUERA STD, SAN LUIS OBISPO, CA 93401-2916
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 21, 2022
—
Buena Vista Road Vineyarsd LLC
Buena Vista Road Vineyard LLC
Intrafamily Transfer
related
—
Jan 23, 2020
—
River Oaks 2727 LLC
—
Deed
related
$3,255,000 · Community W Bk
Dec 22, 2017
—
River Oaks 2727 Lc
Buena Vista 2727 LLC
Grant Deed
$2,939,394 · Community West Bank NA
Feb 23, 2017
—
Buena Vista 2727 LLC
—
Deed
related
$1,065,000 · Community West Bank NA
Jan 15, 2016
$3,450,000
Buena Vista 2727 LLC
Pathfinder Paso Robles Holdings LLC
Grant Deed
$1,950,000 · Community West Bank NA
Jun 27, 2012
$2,800,000
Pathfinder Paso Robles Hldgs
River Oaks Center LLC
Grant Deed
—
Dec 27, 2007
—
River Oaks Center LLC
—
Trustees Deed
related
$1,050,000 · Santa Lucia Bank
—
—
River Oaks 2727 LLC
—
Loan Modification
related
$3,255,000 · Community W Bk
—
—
River Oaks Center LLC
—
Deed Of Trust
related
$4,050,000 · Santa Lucia Bank
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.
Try Rey
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