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Property profile & analytics
OFF-MARKET
Estimated value
$900,000
Retail space
6100 El Camino Real A Ste A Atascadero, CA 93422-4251
Entity Owned
6-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-0795374
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1970
Construction
TILT-UP CONCRETE
Total area
4,027 SF
Lot
0.29 ac (12,785 SF)
Zoning code
DC
APN
030-191-032
UPID
US09-0795374
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
$1.01M
Comparable Approach
Comparable
$768k
Blend (final)
Blend
$900k
Owner & transaction history
Z 6 LLC · 6 yrs held
Z 6 LLC
since 2019
7 recorded transactions
Zoning & alternative use
DC · Atascadero, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
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…
Zone name
Downtown Commercial
General category
COMMERCIAL
Zone area
55.32 ac
Top alternative use upside
Commercial (general)
$1.4M
+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%
$1,090,000
6.5%
$1,005,000
7%
$935,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,390,000
Current use
COMMERCIAL (GENERAL)
$1,415,000
Change: +2% · Conversion: Easy
Blend value · Realmo final
$900k
Range $810k – $990k · ±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
$223 / 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
$9,658
Tax year 2024
Assessed value
$713,011
Assessed 2024
Previous assessed
$713,011
+0.0% YoY
Effective rate
1.35%
On assessed value
Assessed land
$412,796
Assessed improvement
$300,215
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
1970
Construction
TILT-UP CONCRETE
Heating
NONE
Bathrooms
2
Total area
4,027 SF
Lot
0.29 ac (12,785 SF)
Zoning code
DC
APN
030-191-032
UPID
US09-0795374
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
DC · Atascadero, CAZoning DC · permitted uses
DC · Atascadero, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
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 districts. § 9-3.430 Public districts allowable land uses. § 9-3.440 Property dev
Zone name
Downtown Commercial
General category
COMMERCIAL
Zone area
55.32 ac
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.4M
COMMERCIAL (GENERAL)
Est. value
$1.4M
RETAIL STORES Current
COMMERCIAL (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
1970
Construction
TILT-UP CONCRETE
Heating
NONE
Bathrooms
2
Lot
0.29 ac
Current owner
From public records · entity-resolved
Z 6 LLC
Entity
Free & Clear · 6 yrs held
Mailing address
8189 SAN DIMAS RD, ATASCADERO, CA 93422-4848
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
16 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 27, 2019
—
Z 6 LLC
Zappas,michael R
Quit Claim Deed
related
—
Jun 8, 2017
$640,000
Michael R Zappas
Premier Vly Bk
Grant Deed
—
Jun 8, 2017
—
Michael R Zappas
Zappas,margaret
Quit Claim Deed
related
—
Oct 6, 2009
$780,000
Founders Cmnty Bk
California & Pacific Oak
Trustees Deed
related
—
Nov 27, 2007
—
Cosa Properties LLC
—
Trustees Deed
related
$1,595,250 · Rabobank
May 25, 2007
—
Randall A Paul
Lysa D Paul
Intrafamily Transfer
related
—
Nov 23, 2005
—
Randall A Paul
Paul,randy
Quit Claim Deed
related
$829,300 · Mission Community Bank NA
Sep 1, 2005
—
Randy Paul
Paul,randy & Jeanette
Quit Claim Deed
related
—
Nov 21, 2001
—
Randy Paul
Obispo Pacific
Grant Deed
$356,250 · Heritage Oaks Bank
Mar 13, 2000
$279,000
Obispo Pacific INC
Atascadero Pharmacy INC
Trustees Deed
$251,100 · Mission Community Bank NA
Mar 13, 2000
—
Atascadero Pharmacy INC
Yung,stephen T & Helen S
Trustees Deed
related
—
—
—
Atascadero Pharmacy INC
—
Deed Of Trust
related
$30,000 · Santa Lucia Bank
—
—
Randall A Paul
—
Deed Of Trust
related
$200,000 · Founders Community Bank
—
—
Obispo Pacific INC
—
Deed Of Trust
related
$45,000 · Mission Community Bank NA
—
—
Randy Paul
—
Deed Of Trust
related
$262,500 · Heritage Oaks Bank
—
—
Randy Paul
—
Deed Of Trust
related
$700,000 · 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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