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Property profile & analytics
OFF-MARKET
Estimated value
$2,475,000
Bowling alleys
2730 Spg St Paso Robles, CA 93446
Entity Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-1838279
Property profile
Verified
Property type
Bowling alleys
Use group
BOWLING ALLEY
Year built
1977
Construction
TILT-UP CONCRETE
Total area
14,000 SF
Lot
0.78 ac (33,900 SF)
Zoning code
T4F
APN
008-111-018
UPID
US09-1838279
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
$2.65M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.48M
Owner & transaction history
Spring Street Developers LLC · 3 yrs held
Spring Street Developers LLC
since 2023
Last sale
$2.3M
5 recorded transactions
Zoning & alternative use
T4F · Paso Robles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
Current Zoning Code
Top alternative use upside
Office building
$3.8M
+38.6%
Commercial (general)
$3.2M
+16.9%
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
$2,600,000
ML approach
$2,645,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RECREATIONAL/ENTERTAINMENT (GENERAL)
$2,720,000
Current use
OFFICE BUILDING
$3,765,000
Change: +39% · Conversion: Difficult
COMMERCIAL (GENERAL)
$3,175,000
Change: +17% · Conversion: Difficult
MEDICAL BUILDING
$2,390,000
Change: -12% · Conversion: Difficult
Blend value · Realmo final
$2.48M
Range $2.23M – $2.72M · ±10% · vs last sale $2.32M (Feb 1 2023)
Last sale anchor
$2.32M
Feb 1 2023
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
$177 / 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
$17,860
Tax year 2024
Assessed value
$1,606,500
Assessed 2024
Previous assessed
$1,606,500
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$510,000
Assessed improvement
$1,096,500
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
Bowling alleys
Use group
BOWLING ALLEY
Status
Off-Market
Year built
1977
Construction
TILT-UP CONCRETE
Heating
NONE
Rooms
13
Total area
14,000 SF
Lot
0.78 ac (33,900 SF)
Zoning code
T4F
APN
008-111-018
UPID
US09-1838279
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
T4F · Paso Robles, CAZoning T4F · permitted uses
T4F · Paso Robles, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
Current Zoning Code
Alternative use value scenarios
Repositioning upside vs current use
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
Est. value
$2.7M
OFFICE BUILDING
Est. value
$3.8M
COMMERCIAL (GENERAL)
Est. value
$3.2M
MEDICAL BUILDING
Est. value
$2.4M
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
OFFICE BUILDING
COMMERCIAL (GENERAL)
MEDICAL BUILDING
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
1977
Construction
TILT-UP CONCRETE
Heating
NONE
Rooms
13
Lot
0.78 ac
Current owner
From public records · entity-resolved
Spring Street Developers LLC
Entity
Free & Clear · 3 yrs held
Mailing address
1777 SUN PEAK DRA, PARK CITY, UT 84098-6502
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 1, 2023
—
Spring Street Developers LLC
Patricia A Larsen
Quit Claim Deed
related
—
Feb 1, 2023
$2,324,000
Paso Commons I LLC
Spring Street Developers LLC
Grant Deed
$2,431,980 · First National Bank & Trust Co
Feb 27, 2006
—
Spring Street Developers LLC
Paul,george & Lori
Grant Deed
—
Sep 30, 2005
$2,100,000
George Paul
Hansen H L & G R Trust
Grant Deed
$1,470,000 · Heritage Oaks Bank
Mar 31, 2000
—
Hansen Trust
Hansen Trust
Quit Claim 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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