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Property profile & analytics
OFF-MARKET
Estimated value
$530,000
Mobile home & RV parks
4650 Shell Crk Rd Shandon, CA 93461-4538
Entity Owned
8-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-1838220
Property profile
Verified
Property type
Mobile home & RV parks
Use group
MOBILE HOME PARK, TRAILER PARK
Year built
1999
Construction
TYPE NOT SPECIFIED
Total area
960 SF
Lot
145.68 ac (6,345,820 SF)
Zoning code
AG
APN
037-311-026
UPID
US09-1838220
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
$505k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$716k
Blend (final)
Blend
$530k
Owner & transaction history
Asellus-paso Robles LLC · 8 yrs held
Asellus-paso Robles LLC
since 2017
7 recorded transactions
Zoning & alternative use
AG · Shandon, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Shandon submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Shandon 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
$505,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
MOBILE HOME PARK, TRAILER PARK
$460,000
Current use
OFFICE BUILDING
$460,000
Change: -1% · Conversion: Difficult
AUTO REPAIR, GARAGE
$440,000
Change: -5% · Conversion: Difficult
COMMERCIAL (GENERAL)
$435,000
Change: -5% · Conversion: Difficult
MEDICAL BUILDING
$395,000
Change: -15% · Conversion: Difficult
Blend value · Realmo final
$530k
Range $477k – $583k · ±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
$552 / 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
$21,918
Tax year 2024
Assessed value
$2,027,259
Assessed 2024
Previous assessed
$2,027,259
+0.0% YoY
Effective rate
1.08%
On assessed value
Assessed land
$556,889
Assessed improvement
$1,470,370
Applied tax rate
119.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Mobile home & RV parks
Use group
MOBILE HOME PARK, TRAILER PARK
Status
Off-Market
Year built
1999
Construction
TYPE NOT SPECIFIED
Heating
NONE
Rooms
6
Bathrooms
2
Total area
960 SF
Lot
145.68 ac (6,345,820 SF)
Zoning code
AG
APN
037-311-026
UPID
US09-1838220
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
AG · Shandon, CAZoning AG · permitted uses
AG · Shandon, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
MOBILE HOME PARK, TRAILER PARK Current
Est. value
$460,000
OFFICE BUILDING
Est. value
$460,000
AUTO REPAIR, GARAGE
Est. value
$440,000
COMMERCIAL (GENERAL)
Est. value
$435,000
MEDICAL BUILDING
Est. value
$395,000
MOBILE HOME PARK, TRAILER PARK Current
OFFICE BUILDING
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
1999
Construction
TYPE NOT SPECIFIED
Heating
NONE
Rooms
6
Bathrooms
2
Lot
145.68 ac
Current owner
From public records · entity-resolved
Asellus-paso Robles LLC
Entity
Free & Clear · 8 yrs held
Mailing address
7108 N FRESNO ST STE #400, FRESNO, CA 93720-2953
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 31, 2017
$36,700,000
Asellus-paso Robles LLC
Rava Chad J Living Trust
Grant Deed
—
Oct 31, 2017
—
Rava,chad J Living Trust
Rava,lauren J
Quit Claim Deed
related
—
May 16, 2008
$4,700,000
Chad Joseph Rava
Brian W Smith
Grant Deed
$1,500,000 · Farm Credit West Pca
Jan 4, 2008
—
Brian W Smith
Smith,roxanne
Quit Claim Deed
related
—
Aug 29, 2003
—
Brian W Smith
Smith,julienne E
Quit Claim Deed
related
—
Apr 10, 2001
—
Brian W Smith
Shandon Hills Vineyard
Grant Deed
$1,505,000 · Central Coast Fed'l Land Bank
Apr 26, 2000
—
Shandon Hills Vineyard
—
Deed Of Trust
related
$1,181,000 · Central Coast Fed'l Land Bank
Oct 9, 1991
$900,000
Hills Vi Shandon
Epley,elton J
Grant Deed
$690,000 · Central Coast FCU
—
—
Chad J Rava
—
Loan Modification
related
$13,845,277 · Farm Credit Svcs
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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