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Property profile & analytics
OFF-MARKET
Estimated value
$645,000
Drive through restaurants
8950 Montecito Ave Atascadero, CA 93422-5532
Individually Owned
3-yr Hold
Free & Clear
Property ID
US10-2030664
Property profile
Verified
Property type
Drive through restaurants
Use group
DRIVE-THRU RESTAURANT, FAST FOOD
Year built
2008
Construction
WOOD
Total area
2,718 SF
Lot
0.56 ac (24,394 SF)
Zoning code
CT
APN
056-071-017
UPID
US10-2030664
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
-
Suprema Meat Market Food Market Farmer's Market
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$585k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$862k
Blend (final)
Blend
$645k
Owner & transaction history
Jose Guadalupe Alvarez · 3 yrs held
Jose Guadalupe Alvarez
since 2022
Last sale
$720,000
5 recorded transactions
Zoning & alternative use
CT · Atascadero, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
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.…
Zone name
Commercial Tourist
General category
COMMERCIAL
Zone area
38.31 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
$540,000
ML approach
$585,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$645k
Range $581k – $710k · ±10% · vs last sale $720k (Aug 18 2022)
Last sale anchor
$720k
Aug 18 2022
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
$237 / 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
$12,047
Tax year 2024
Assessed value
$771,982
Assessed 2024
Previous assessed
$771,982
+0.0% YoY
Effective rate
1.56%
On assessed value
Assessed land
$391,352
Assessed improvement
$380,630
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
2008
Construction
WOOD
Heating
NONE
Total area
2,718 SF
Lot
0.56 ac (24,394 SF)
Zoning code
CT
APN
056-071-017
UPID
US10-2030664
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
CT · Atascadero, CAZoning CT · permitted uses
CT · Atascadero, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
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 public zoning districts. § 9-3.430 Public districts allo
Zone name
Commercial Tourist
General category
COMMERCIAL
Zone area
38.31 ac
Building & site characteristics
From public records
Year built
2008
Construction
WOOD
Heating
NONE
Lot
0.56 ac
Current owner
From public records · entity-resolved
Jose Guadalupe Alvarez
Individual
Free & Clear · 3 yrs held
Mailing address
PO BOX 668, GUADALUPE, CA 93434-0668
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 15, 2023
—
Jose Guadalupe Alvarez
—
Deed
related
$500,000 · Charles A Pasquini JR Separate Property
Aug 18, 2022
—
Jose Guadalupe Alvarez
Jose Guadalupe Alvarez
Intrafamily Transfer
related
—
Nov 22, 2019
$720,000
Jose G Alvarez
2006-027 Investors LLC
Grant Deed
—
Nov 22, 2019
—
Jose G Alvarez
Catalina Alvarez
Quit Claim Deed
related
—
Sep 23, 2009
—
2006-027 Investors LLC
Hl Foreclosure Svcs LLC
Trustees Deed
related
—
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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