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Property profile & analytics
OFF-MARKET
Estimated value
$990,000
Assisted living facilities
805 Experimental Sta Rd Paso Robles, CA 93446-6387
Entity Owned
2-yr Hold
Absentee Owner
Property ID
US09-0513114
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2002
Construction
WOOD
Total area
2,919 SF
Lot
0.44 ac (19,337 SF)
Zoning code
R1
APN
025-395-023
UPID
US09-0513114
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
$1.05M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$990k
Owner & transaction history
Harvest Gold Investment Group LLC · 2 yrs held
Harvest Gold Investment Group LLC
since 2023
Last sale
$934,800
7 recorded transactions
Zoning & alternative use
R1 · Paso Robles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
ed Zoning Map Symbol Zoning District Corresponding General Plan Land Use Designation Applicable Zoning Code Section Residential Zoning District R-A Residential Agriculture Residential Suburban Chapter 21.33 R-1 Single Family Residential Residential Single Family Chapter 21.33 R-1/B1, B2, B3, B4 Single Family Residential / Combining Building Size District or…
Zone name
Residential Single Family
General category
RESIDENTIAL
Zone area
3,452.49 ac
Source
Current Zoning Code
Top alternative use upside
Office building
$785,000
+130.1%
Commercial (general)
$660,000
+94.0%
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
Method
Estimation
Statistic approach
$1,045,000
ML approach
$1,050,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$785,000
Change: +130% · Conversion: Difficult
COMMERCIAL (GENERAL)
$660,000
Change: +94% · Conversion: Difficult
Blend value · Realmo final
$990k
Range $963k – $983k · vs last sale $935k (Aug 2 2023)
Last sale anchor
$935k
Aug 2 2023
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
$339 / 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
$11,387
Tax year 2024
Assessed value
$934,800
Assessed 2024
Previous assessed
$934,800
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$300,000
Assessed improvement
$634,800
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
2002
Construction
WOOD
Heating
FORCED AIR
Cooling
YES
Buildings
2
Stories
1
Rooms
8
Bathrooms
3
Total area
2,919 SF
Lot
0.44 ac (19,337 SF)
Zoning code
R1
APN
025-395-023
UPID
US09-0513114
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
R1 · Paso Robles, CAZoning R1 · permitted uses
R1 · Paso Robles, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
ed Zoning Map Symbol Zoning District Corresponding General Plan Land Use Designation Applicable Zoning Code Section Residential Zoning District R-A Residential Agriculture Residential Suburban Chapter 21.33 R-1 Single Family Residential Residential Single Family Chapter 21.33 R-1/B1, B2, B3, B4 Single Family Residential / Combining Building Size District or B District Residential Single Family Chapter 21.33 R-2 Low Dens
Zone name
Residential Single Family
General category
RESIDENTIAL
Zone area
3,452.49 ac
Source
Current Zoning Code
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING
Est. value
$785,000
COMMERCIAL (GENERAL)
Est. value
$660,000
OFFICE 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
2002
Construction
WOOD
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
2
Rooms
8
Bathrooms
3
Lot
0.44 ac
Current owner
From public records · entity-resolved
Harvest Gold Investment Group LLC
Entity
Mailing address
3225 MCLEOD DR #100, LAS VEGAS, NV 89121-2257
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
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 2, 2023
$934,800
Harvest Gold Investment Group LLC
Alvaro M Faria
Grant Deed
$2,876,000 · Umpqua Bank
Feb 23, 2016
—
Alvaro M Faria
Faria,alvaro M
Quit Claim Deed
related
—
Jan 8, 2016
$588,000
Alvaro M Faria
Michal S Moses
Grant Deed
$470,400 · Kd Capital Mortgage Corporation
Jan 8, 2016
—
Alvaro M Faria
Faria,diorene R
Quit Claim Deed
related
—
Mar 29, 2002
$376,000
Michal S Moses
Centex Homes
Grant Deed
$285,950 · Capitol Commerce Mortgage Co
—
—
Michal S Moses
—
Deed Of Trust
related
$375,000 · Plaza Home Mortgage INC
—
—
Michael S Moses
—
Deed Of Trust
related
$300,700 · Capitol Commerce Mortgage Co
—
—
Michal S Mosses
—
Deed Of Trust
related
$100,000 · Citibank West Fsb
—
—
Michael S Moses
—
Deed Of Trust
related
$300,000 · Capitol Commerce Mortgage Co
—
—
Michal S Moses
—
Deed Of Trust
related
$352,000 · Interbank Mortgage
—
—
Michal S Moses
—
Deed Of Trust
related
$359,000 · Mortgage House INC
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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