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Property profile & analytics
OFF-MARKET
Estimated value
$1,640,000
Drive through restaurants
8304 El Camino Real Atascadero, CA 93422-5354
Individually Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1119481
Property profile
Verified
Property type
Drive through restaurants
Use group
DRIVE-THRU RESTAURANT, FAST FOOD
Year built
1997
Construction
WOOD
Total area
2,748 SF
Lot
0.51 ac (22,216 SF)
Zoning code
CR
APN
056-041-047
UPID
US09-1119481
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
-
Burger King Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.64M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.72M
Blend (final)
Blend
$1.64M
Owner & transaction history
Lucia Garmendia Narganes · 1 yrs held
Lucia Garmendia Narganes
since 2025
Last sale
$1.6M
7 recorded transactions
Zoning & alternative use
CR · Atascadero, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
$1,640,000
ML approach
$1,640,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$1,380,000
Current use
AUTO REPAIR, GARAGE
$1,255,000
Change: -9% · Conversion: Difficult
MEDICAL BUILDING
$1,130,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$1.64M
Range $1.48M – $1.80M · ±10% · vs last sale $1.64M (May 10 2024)
Last sale anchor
$1.64M
May 10 2024
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
$597 / 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
$21,723
Tax year 2024
Assessed value
$1,538,751
Assessed 2024
Previous assessed
$1,538,751
+0.0% YoY
Effective rate
1.41%
On assessed value
Assessed land
$705,703
Assessed improvement
$833,048
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
Drive through restaurants
Use group
DRIVE-THRU RESTAURANT, FAST FOOD
Status
Off-Market
Year built
1997
Construction
WOOD
Heating
NONE
Rooms
2748
Total area
2,748 SF
Lot
0.51 ac (22,216 SF)
Zoning code
CR
APN
056-041-047
UPID
US09-1119481
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
CR · Atascadero, CA
Zoning CR · permitted uses
CR · Atascadero, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Atascadero. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT Current
Est. value
$1.4M
AUTO REPAIR, GARAGE
Est. value
$1.3M
MEDICAL BUILDING
Est. value
$1.1M
RESTAURANT Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
1997
Construction
WOOD
Heating
NONE
Rooms
2748
Lot
0.51 ac
Current owner
From public records · entity-resolved
Lucia Garmendia Narganes
Individual
Mailing address
2188 SW PARK PL STE #100, PORTLAND, OR 97205-1100
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
20 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 23, 2025
$3,633,000
Lucia Garmendia Narganes
Cvp Atascadero Db LLC
Grant Deed
$1,000,000 · Stanford FCU
May 10, 2024
$1,640,000
Cvp Atascadero Db LLC
Paul Brandeis Meltzer
Grant Deed
$1,925,000 · Newfirst National Bank
Dec 31, 2020
$1,450,000
Meltzer,paul Trust
Lake Forest Realty LLC
Grant Deed
—
Oct 22, 2018
$1,250,000
Lake Forest Realty LLC
Hendrick Commercial LLC
Grant Deed
—
Jun 19, 2015
—
Hendrick Commercial LLC
Thomas W Hendrick
Intrafamily Transfer
related
$448,932 · First Bank
Mar 6, 2015
—
Hendrick Commercial LLC
Hendrick Anne M
Quit Claim Deed
—
Mar 6, 2015
$118,000
Anne M Hendrick
Petersen John E
Grant Deed
—
Aug 6, 2013
$1,160,000
Santa Ynez Vly Properties LP
Worthing Family Trust
Grant Deed
$475,000 · First Bank
Feb 11, 2003
—
John,l Tr
Worthing,j
Quit Claim Deed
related
—
Dec 6, 2002
$112,000
John L Worthing
Sakowski,vincent E
Grant Deed
—
Dec 6, 2002
—
John L Worthing
Worthing,margaret L
Quit Claim Deed
related
—
Jun 26, 2002
—
Vincent E Sakowski
Sakowski,ellen
Quit Claim Deed
related
—
Jun 26, 2002
$649,000
John L Worthing
Mallard Holding Co LLC
Grant Deed
$2,145,000 · Cupertino Nat'l Bank & Trust
Jun 4, 1998
$1,000,000
Mallard Holding Co LLC
Hkm 11 Gp
Grant Deed
$9,200,000 · Franchise Acceptance Corp Lim
Jan 17, 1997
—
Hkm II
Mabie Trust
Grant Deed
related
—
Jun 16, 1995
—
Mabie Trust
Mabie Trust
Quit Claim Deed
related
$4,000,000 · Wells Fargo Bank
Apr 6, 1990
—
Equity Preservat
Sanders Const Co
Grant Deed
related
—
—
—
Stewart Title Cal INC
—
Deed Of Trust
related
$500,000 · Franchise Acceptance Corp Ltd
—
—
Worthing 1992 Family Trust
—
Deed Of Trust
related
$2,000,000 · Bridge Bank NA
—
—
Worthing John L & Margaret L Tr
—
Deed Of Trust
related
$1,200,000 · Steve & Nancy Mayer
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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