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Property profile & analytics
OFF-MARKET
Estimated value
$4,545,000
Assisted living facilities
526 Riv Rd Paso Robles, CA 93446-5440
Entity Owned
7-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-4994640
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2020
Construction
WOOD
Total area
92,102 SF
Lot
2.79 ac (121,532 SF)
Zoning code
R4
APN
009-815-007
UPID
US09-4994640
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
$4.55M
Owner & transaction history
Montrio Capital Partners LLC · 7 yrs held
Montrio Capital Partners LLC
since 2018
7 recorded transactions
Zoning & alternative use
R4 · Paso Robles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
To accommodate multi-family buildings and mobile home developments
Zone name
Residential Apartment Motel And Trailer
General category
RESIDENTIAL
Zone area
75.02 ac
Source
Realmo
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
$49 / 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
$208,503
Tax year 2024
Assessed value
$18,754,451
Assessed 2024
Previous assessed
$18,754,451
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$2,811,040
Assessed improvement
$15,943,411
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
Year built
2020
Construction
WOOD
Heating
NONE
Total area
92,102 SF
Lot
2.79 ac (121,532 SF)
Zoning code
R4
APN
009-815-007
UPID
US09-4994640
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
R4 · Paso Robles, CAZoning R4 · permitted uses
R4 · Paso Robles, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
To accommodate multi-family buildings and mobile home developments
Zone name
Residential Apartment Motel And Trailer
General category
RESIDENTIAL
Zone area
75.02 ac
Source
Realmo
Building & site characteristics
From public records
Year built
2020
Construction
WOOD
Heating
NONE
Lot
2.79 ac
Current owner
From public records · entity-resolved
Montrio Capital Partners LLC
Entity
Free & Clear · 7 yrs held
Mailing address
3636 NOBEL DR STE #330, SAN DIEGO, CA 92122-1042
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 14, 2018
$400,000
Montrio Capital Partners LLC
Ba Hoffman Holdings LLC
Grant Deed
—
Aug 14, 2018
$1,800,000
Paso Robles Senior Living LP
Ba Hoffman Holdings LLC
Grant Deed
$22,000,000 · United Sec Bk
Feb 20, 2015
$780,000
Ba Hoffman Holdings LLC
Ipdc Construction INC
Grant Deed
—
Oct 17, 2013
—
Ipdc Construction INC
Serenade Homes LLC
Grant Deed
—
Jun 11, 2013
—
Serenade Homes LLC
Whitaker Family Trust
Grant Deed
—
Jun 16, 2011
$354,500
Whitaker Family Trust
San Luis Trust Bk
Grant Deed
—
Oct 9, 2009
$238,028
San Luis Trust Bk
California & Pacific Oak
Trustees Deed
related
—
Nov 30, 2006
—
Serenade Villas LLC
Cameron Financial Group INC
Grant Deed
—
Nov 4, 2003
$800,000
Cameron Financial Group INC
River Holding Co LLC
Grant Deed
related
$560,000 · San Luis Trust Bank
Sep 15, 2003
—
River Holding Co LLC
Hilliard,thomas
Grant Deed
related
—
Feb 14, 2003
$500,000
T Hilliard
Cagliero,tr
Grant Deed
$325,000 · Heritage Oaks Bank
Feb 14, 2003
—
Cathy Hillard
Hillard,cathy
Quit Claim Deed
related
—
—
—
Cameron Financial Group INC
—
Deed Of Trust
related
$440,000 · San Luis Trust 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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