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Property profile & analytics
OFF-MARKET
Assisted living facilities
401 Nicklaus St Paso Robles, CA 93446
Entity Owned
22-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-4780537
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Lot
7.1 ac (309,276 SF)
Zoning code
R2
APN
009-815-016
UPID
US09-4780537
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
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Oak Grove Housing INC · 22 yrs held
Oak Grove Housing INC
since 2003
2 recorded transactions
Zoning & alternative use
R2 · Paso Robles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
shall be prohibited from short-term rentals such as vacation rental or Airbnb use. A deed restriction shall be required as a condition of approval for the Development Plan of the phase. D. Future development in the R2-RL-PD-J zoned portion of this site (Area 5) shall adhere to the following standards: 1. Area 5 may be developed with either of the following u…
Zone name
Residential Duplex And Triplex
General category
RESIDENTIAL
Zone area
254.16 ac
Source
Current Zoning Code
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$5,720
Tax year 2024
Assessed value
$3,363,180
Assessed 2024
Previous assessed
$3,363,180
+0.0% YoY
Effective rate
0.17%
On assessed value
Assessed land
$1,313,309
Assessed improvement
$2,049,871
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Heating
NONE
Lot
7.1 ac (309,276 SF)
Zoning code
R2
APN
009-815-016
UPID
US09-4780537
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
R2 · Paso Robles, CAZoning R2 · permitted uses
R2 · Paso Robles, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
shall be prohibited from short-term rentals such as vacation rental or Airbnb use. A deed restriction shall be required as a condition of approval for the Development Plan of the phase. D. Future development in the R2-RL-PD-J zoned portion of this site (Area 5) shall adhere to the following standards: 1. Area 5 may be developed with either of the following uses: 2. A 135,000 square-foot resort including; up to 100 rooms (55,740 s
Zone name
Residential Duplex And Triplex
General category
RESIDENTIAL
Zone area
254.16 ac
Source
Current Zoning Code
Building & site characteristics
From public records
Heating
NONE
Lot
7.1 ac
Current owner
From public records · entity-resolved
Oak Grove Housing INC
Entity
Mailing address
1060 KENDALL RD, SAN LUIS OBISPO, CA 93401-8061
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 30, 2003
—
Oak Grove Housing INC
Peoples Self Help Hsng Corp
Grant Deed
$2,873,500 · Hud
Apr 19, 2002
$435,000
Peoples Self Help Housing Co
Cagliero Trust
Grant Deed
$235,000 · Redevelopment Agency El Paso
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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