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Property profile & analytics
OFF-MARKET
Estimated value
$4,285,000
Retail space
4160 El Camino Real Atascadero, CA 93422-2576
Entity Owned
7-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2197406
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1987
Construction
WOOD
Total area
17,558 SF
Lot
1.8 ac (78,408 SF)
Zoning code
CR
APN
049-221-062
UPID
US09-2197406
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
$4.39M
Comparable Approach
Comparable
$5.58M
Blend (final)
Blend
$4.29M
Owner & transaction history
At 101 LLC · 7 yrs held
At 101 LLC
since 2019
7 recorded transactions
Zoning & alternative use
CR · Atascadero, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
nonresidential zoning districts. § 9-3.330 Nonresidential district allowable land uses. § 9-3.331 Mixed-use residential density. § 9-3.340 Property development standards. § 9-3.341 CN Zone. § 9-3.342 CP Zone. § 9-3.343 CR Zone. § 9-3.344 CS Zone. § 9-3.345 CT Zone. § 9-3.346 CPK Zone. § 9-3.347 DC/DO Zone. § 9-3.348 IP Zone. § 9-3.349 I Zone. Article 4 Publi…
Zone name
Commercial Retail
General category
COMMERCIAL
Zone area
194.30 ac
Top alternative use upside
Apartment house (5+ units)
$6.5M
+7.3%
Commercial (general)
$6.2M
+1.8%
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 Atascadero submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Atascadero 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%
$4,755,000
6.5%
$4,390,000
7%
$4,075,000
Alternative Use
Use
Estimation
RETAIL STORES
$6,065,000
Current use
APARTMENT HOUSE (5+ UNITS)
$6,505,000
Change: +7% · Conversion: Difficult
COMMERCIAL (GENERAL)
$6,175,000
Change: +2% · Conversion: Easy
INDUSTRIAL (GENERAL)
$5,650,000
Change: -7% · Conversion: Difficult
Blend value · Realmo final
$4.29M
Range $3.86M – $4.71M · ±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
$244 / 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
$34,515
Tax year 2024
Assessed value
$2,690,000
Assessed 2024
Previous assessed
$2,690,000
+0.0% YoY
Effective rate
1.28%
On assessed value
Assessed land
$680,000
Assessed improvement
$2,010,000
Applied tax rate
7.0000
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
1987
Construction
WOOD
Heating
NONE
Total area
17,558 SF
Lot
1.8 ac (78,408 SF)
Zoning code
CR
APN
049-221-062
UPID
US09-2197406
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
CR · Atascadero, CAZoning CR · permitted uses
CR · Atascadero, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
nonresidential zoning districts. § 9-3.330 Nonresidential district allowable land uses. § 9-3.331 Mixed-use residential density. § 9-3.340 Property development standards. § 9-3.341 CN Zone. § 9-3.342 CP Zone. § 9-3.343 CR Zone. § 9-3.344 CS Zone. § 9-3.345 CT Zone. § 9-3.346 CPK Zone. § 9-3.347 DC/DO Zone. § 9-3.348 IP Zone. § 9-3.349 I Zone. Article 4 Public Zoning Districts § 9-3.410 Intent. § 9-3.420 Purposes of the public zoning dist
Zone name
Commercial Retail
General category
COMMERCIAL
Zone area
194.30 ac
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$6.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$6.5M
COMMERCIAL (GENERAL)
Est. value
$6.2M
INDUSTRIAL (GENERAL)
Est. value
$5.7M
RETAIL STORES Current
APARTMENT HOUSE (5+ UNITS)
COMMERCIAL (GENERAL)
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
1987
Construction
WOOD
Heating
NONE
Lot
1.8 ac
Current owner
From public records · entity-resolved
At 101 LLC
Entity
Mailing address
13 CORPORATE PLZ DR STE #220, NEWPORT BEACH, CA 92660-7919
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 4, 2026
—
At 101 Ll
—
Deed
related
$5,350,000 · First Bank
Jan 11, 2019
$7,200,000
At 101 LLC
Denver Gardens Co LLC
Trustees Deed
$4,500,000 · Miscellaneous Ins Co
Jan 11, 2019
—
Standard Ins Co
At 101 LLC
Grant Deed
related
—
Feb 16, 2017
—
Denver Gardens Co LLC
—
Grant Deed
related
$6,329,133 · Farmers & Merchants Bk/lng Bch
Jul 2, 1998
$4,750,000
Denver Gardens Co LLC
Ocwen Federal Bank Fsb
Grant Deed
$6,556,000 · Ocwen Federal Bank Fsb
Aug 19, 1997
$3,700,000
Ocwen Federal Bank Fsb
Philips Shopping Center Fund L
Trustees Deed
related
—
Nov 1, 1989
$5,308,500
Philips Shopping
K Mart 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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