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Property profile & analytics
OFF-MARKET
Estimated value
$1,455,000
Retail space
2805 Black Oak Dr Paso Robles, CA 93446
Entity Owned
4-yr Hold
Free & Clear
Property ID
US09-0880929
Property summary
AI-generated overview
This exceptional retail pad, located at 2805 Black Oak Drive in Paso Robles, California, 93446, offers 1,500 to 5,000 square feet of prime commercial space. Situated in a high-visibility location, this Class A property benefits from its strategic placement in front of established businesses such as Tractor Supply Co., Grocery Outlet, and Community Health Centers. The high traffic count ensures significant exposure for your business. The property's single-tenant occupancy provides flexibility and control. The convenient location offers easy access for customers and employees. This retail pad is directly across the parking lot from a Carl's Jr. drive-thru, further enhancing its visibility and attracting a steady stream of potential customers. The property is ideal for a variety of retail uses, capitalizing on the strong existing tenant mix and high foot traffic in this thriving Paso Robles commercial area. This is a rare opportunity to secure a highly visible and accessible retail space in a prime location. Contact us today to learn more about this exceptional leasing opportunity.
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1984
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
5,071 SF
Lot
0.75 ac (32,826 SF)
Zoning code
C3
APN
008-051-021
UPID
US09-0880929
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
$1.62M
CAP Approach
CAP
$1.27M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.46M
Owner & transaction history
Paso Robles Dres LLC · 4 yrs held
Paso Robles Dres LLC
since 2021
Last sale
$1.4M
5 recorded transactions
Zoning & alternative use
C3 · Paso Robles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$2.3M
+41.0%
Commercial (general)
$2.1M
+29.8%
Medical building
$2.1M
+26.7%
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
$1,605,000
ML approach
$1,615,000
CAP Approach
CAP Return
Estimation
6%
$1,375,000
6.5%
$1,265,000
7%
$1,175,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,645,000
Current use
AUTO REPAIR, GARAGE
$2,315,000
Change: +41% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,135,000
Change: +30% · Conversion: Easy
MEDICAL BUILDING
$2,085,000
Change: +27% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$1,880,000
Change: +14% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$1,630,000
Change: -1% · Conversion: Difficult
OFFICE BUILDING
$1,570,000
Change: -4% · Conversion: Easy
Blend value · Realmo final
$1.46M
Range $1.31M – $1.60M · ±10% · vs last sale $1.40M (Aug 12 2021)
Last sale anchor
$1.40M
Aug 12 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
$287 / 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
$16,193
Tax year 2024
Assessed value
$1,456,560
Assessed 2024
Previous assessed
$1,456,560
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$842,724
Assessed improvement
$613,836
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1984
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Stories
1
Total area
5,071 SF
Lot
0.75 ac (32,826 SF)
Zoning code
C3
APN
008-051-021
UPID
US09-0880929
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
C3 · Paso Robles, CA
Zoning C3 · permitted uses
C3 · 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
RETAIL STORES Current
Est. value
$1.6M
AUTO REPAIR, GARAGE
Est. value
$2.3M
COMMERCIAL (GENERAL)
Est. value
$2.1M
MEDICAL BUILDING
Est. value
$2.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.9M
INDUSTRIAL (GENERAL)
Est. value
$1.6M
OFFICE BUILDING
Est. value
$1.6M
RETAIL STORES Current
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
MEDICAL BUILDING
APARTMENT HOUSE (5+ UNITS)
INDUSTRIAL (GENERAL)
OFFICE 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
1984
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Stories
1
Lot
0.75 ac
Current owner
From public records · entity-resolved
Paso Robles Dres LLC
Entity
Free & Clear · 4 yrs held
Mailing address
2804 GTWY OAKS DR STE #100, SACRAMENTO, CA 95833-4346
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2021
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
Aug 12, 2021
$1,400,000
Paso Robles Dres LLC
Grant L Moore
Grant Deed
—
Jun 15, 2017
—
Moore,grant L & Lisa N Trust
Moore,grant & Lisa
Quit Claim Deed
related
—
Aug 24, 2009
$750,000
Grant Moore
7 Ridge Ranch LLC
Grant Deed
$450,000 · 7 Ridge Ranch LLC
Aug 4, 2003
$368,182
7 Ridge Ranch LLC
Exchange Resources INC
Grant Deed
—
Mar 28, 2003
$369,000
7 Ridge Ranch LLC
Mcdonald Corp
Grant Deed
—
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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