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Property profile & analytics
OFF-MARKET
Estimated value
$270,000
Investment properties
7905 Morro Rd Atascadero, CA 93422-4450
Trust Owned
7-yr Hold
Property ID
US10-2561082
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1947
Construction
WOOD
Total area
1,166 SF
Lot
0.39 ac (16,800 SF)
Zoning code
CP
APN
031-161-019
UPID
US10-2561082
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
-
AJ's Kitchen Restaurant
-
Malu's Kitchen Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$270k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$270k
Owner & transaction history
Auslen 2017 Trust · 7 yrs held
Auslen 2017 Trust
since 2019
7 recorded transactions
Zoning & alternative use
CP · Atascadero, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
320 Purposes of the 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 Z…
Zone name
Commercial Professional
General category
COMMERCIAL
Zone area
44.88 ac
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
$270,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$270k
Range $243k – $297k · ±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
$232 / 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
$6,447
Tax year 2024
Assessed value
$372,050
Assessed 2024
Previous assessed
$372,050
+0.0% YoY
Effective rate
1.73%
On assessed value
Assessed land
$171,550
Assessed improvement
$200,500
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1947
Construction
WOOD
Heating
NONE
Rooms
4
Bathrooms
2
Total area
1,166 SF
Lot
0.39 ac (16,800 SF)
Zoning code
CP
APN
031-161-019
UPID
US10-2561082
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
CP · Atascadero, CAZoning CP · permitted uses
CP · Atascadero, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
320 Purposes of the 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
Zone name
Commercial Professional
General category
COMMERCIAL
Zone area
44.88 ac
Building & site characteristics
From public records
Year built
1947
Construction
WOOD
Heating
NONE
Rooms
4
Bathrooms
2
Lot
0.39 ac
Current owner
From public records · entity-resolved
Auslen 2017 Trust
Trust
Mailing address
PO BOX 1124, ATASCADERO, CA 93423-1124
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 9, 2019
$322,500
Auslen 2017 Trust
Buban Ray M Trust
Grant Deed
$322,041 · Buban Ray M Trust (rt)
Aug 3, 2017
—
Buban,ray M Trust
Buban,ray
Quit Claim Deed
related
—
Jul 13, 2011
$160,000
Ray Buban
Bayview Ln Svcg LLC
Grant Deed
$120,000 · Heritage Oaks Bank
Sep 8, 2009
$391,800
Bayview Ln Svcg LLC
Seaside Trustee INC
Trustees Deed
related
—
Jan 19, 2000
—
Arthur B Gamboa
Gamboa,consuelo U
Quit Claim Deed
related
—
Jan 19, 2000
$165,000
Gamboa,arthur B
Arnold,steve & Deborah
Trustees Deed
$123,750 · Lancaster Mortgage Service INC
—
—
Arthur B Gamboa
—
Deed Of Trust
related
$125,250 · America's Wholesale Lender
—
—
Arthur B Gamboa
—
Deed Of Trust
related
$100,000 · Countrywide Bank
—
—
Arthur B Gamboa
—
Deed Of Trust
related
$158,000 · Countrywide Home Loans INC
—
—
Arthur B Gamboa
—
Deed Of Trust
related
$46,000 · Countrywide Home Loans INC
—
—
Arthur B Gamboa
—
Deed Of Trust
related
$500,000 · Jim & Anne Regan
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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