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Property profile & analytics
OFF-MARKET
Estimated value
$1,680,000
Retail space
2816 Spg St Paso Robles, CA 93446-1256
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1565796
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2006
Construction
WOOD
Total area
3,245 SF
Lot
0.28 ac (12,200 SF)
Zoning code
T4F
APN
008-081-009
UPID
US09-1565796
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
$1.81M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.60M
Blend (final)
Blend
$1.68M
Owner & transaction history
Still House Liquor INC · 2 yrs held
Still House Liquor INC
since 2023
Last sale
$1.6M
6 recorded transactions
Zoning & alternative use
T4F · Paso Robles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.5M
+41.0%
Commercial (general)
$1.4M
+29.8%
Medical building
$1.3M
+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
$1,790,000
ML approach
$1,805,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$1,050,000
Current use
AUTO REPAIR, GARAGE
$1,485,000
Change: +41% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,365,000
Change: +30% · Conversion: Easy
MEDICAL BUILDING
$1,335,000
Change: +27% · Conversion: Difficult
Blend value · Realmo final
$1.68M
Range $1.51M – $1.85M · ±10% · vs last sale $1.60M (Aug 10 2023)
Last sale anchor
$1.60M
Aug 10 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
$518 / 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
$17,894
Tax year 2024
Assessed value
$1,609,542
Assessed 2024
Previous assessed
$1,609,542
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$600,000
Assessed improvement
$1,009,542
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
2006
Construction
WOOD
Heating
NONE
Rooms
1
Total area
3,245 SF
Lot
0.28 ac (12,200 SF)
Zoning code
T4F
APN
008-081-009
UPID
US09-1565796
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
T4F · Paso Robles, CA
Zoning 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
Paso Robles. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.1M
AUTO REPAIR, GARAGE
Est. value
$1.5M
COMMERCIAL (GENERAL)
Est. value
$1.4M
MEDICAL BUILDING
Est. value
$1.3M
RETAIL STORES Current
AUTO REPAIR, GARAGE
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
2006
Construction
WOOD
Heating
NONE
Rooms
1
Lot
0.28 ac
Current owner
From public records · entity-resolved
Still House Liquor INC
Entity
Mailing address
18957 VAN BUREN BLVD, RIVERSIDE, CA 92508-9288
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 10, 2023
$1,600,000
Still House Liquor INC
Deok Byon Chong
Grant Deed
$1,690,000 · Open Bank
Aug 22, 2017
—
Byon,chong D & Kum C Living Trust
Byon,chong D & Kum C
Quit Claim Deed
related
—
Mar 14, 1994
$310,000
Chong D Byon
Felgenhauer,jerr
Grant Deed
$310,000 · Seller
Jul 13, 1993
$260,000
Jerry L Felgenhauer
Volk,david M & S
Grant Deed
—
—
—
Chong D Byon
—
Deed Of Trust
related
$613,600 · Felgenhauer Family Trust (pt)
—
—
Chong D Byon
—
Deed Of Trust
related
$650,000 · Heritage Oaks 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.
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