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Property profile & analytics
OFF-MARKET
Estimated value
$2,235,000
Retail space
6755 El Camino Real Atascadero, CA 93422-4240
Individually Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1536358
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1982
Construction
WOOD
Total area
4,901 SF
Lot
0.48 ac (20,970 SF)
Zoning code
DC
APN
029-347-017
UPID
US09-1536358
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
Current use
Occupant on record · Public records
-
Michela Schwartz REALTOR® Real Estate Agency
-
Peabody & Plum Realtors Real Estate Agency
-
Jan Bewley - Realtor Real Estate Agency
-
Dave McNamara, Century 21 Hometown Realty, Atascadero Office Real Estate Agency
-
SLO County Real Estate Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.32M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.56M
Blend (final)
Blend
$2.24M
Owner & transaction history
Joan Miller · 4 yrs held
Joan Miller
since 2021
Last sale
$2.0M
6 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
Auto repair, garage
$2.2M
+32.3%
Medical building
$2.0M
+18.9%
Commercial (general)
$1.7M
+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
$2,295,000
ML approach
$2,315,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$1,695,000
Current use
AUTO REPAIR, GARAGE
$2,240,000
Change: +32% · Conversion: Difficult
MEDICAL BUILDING
$2,015,000
Change: +19% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,725,000
Change: +2% · Conversion: Easy
Blend value · Realmo final
$2.24M
Range $2.01M – $2.46M · ±10% · vs last sale $2.00M (Nov 15 2021)
Last sale anchor
$2.00M
Nov 15 2021
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
$456 / 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
$24,279
Tax year 2024
Assessed value
$2,080,800
Assessed 2024
Previous assessed
$2,080,800
+0.0% YoY
Effective rate
1.17%
On assessed value
Assessed land
$546,210
Assessed improvement
$1,534,590
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
1982
Construction
WOOD
Heating
NONE
Rooms
3
Bathrooms
2
Total area
4,901 SF
Lot
0.48 ac (20,970 SF)
Zoning code
DC
APN
029-347-017
UPID
US09-1536358
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
$1.7M
AUTO REPAIR, GARAGE
Est. value
$2.2M
MEDICAL BUILDING
Est. value
$2.0M
COMMERCIAL (GENERAL)
Est. value
$1.7M
RETAIL STORES Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
1982
Construction
WOOD
Heating
NONE
Rooms
3
Bathrooms
2
Lot
0.48 ac
Current owner
From public records · entity-resolved
Joan Miller
Individual
Mailing address
2655 TRADITIONS LOOP, PASO ROBLES, CA 93446-7137
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 15, 2021
$2,000,000
Joan Miller
Michael K Sherer
Grant Deed
$300,000 · 1st Capital Bank
Nov 15, 2021
—
Michael K Sherer
Teresa Aline Davis
Intrafamily Transfer
related
—
Jun 11, 2021
—
Michael K Sherer
Plum Properties
Intrafamily Transfer
related
—
Dec 28, 1998
$565,000
Properties Plum
Bank Of Santa Maria
Grant Deed
$452,000 · Msb Properties INC
Dec 3, 1996
—
Bank Of Santa Maria
Wells Fargo Bank
Quit Claim Deed
related
—
—
—
Properties Plum
—
Deed Of Trust
related
$150,000 · Santa Lucia 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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