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Property profile & analytics
OFF-MARKET
Estimated value
$790,000
Retail space
9055 El Camino Real Atascadero, CA 93422-5505
Individually Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1921926
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1963
Construction
WOOD
Total area
1,360 SF
Lot
0.91 ac (39,770 SF)
Zoning code
CR
APN
030-502-037
UPID
US09-1921926
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
-
Kars Now Car Dealership
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$850k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$710k
Blend (final)
Blend
$790k
Owner & transaction history
Ryan Amborn · 6 yrs held
Ryan Amborn
since 2020
Last sale
$750,000
6 recorded transactions
Zoning & alternative use
CR · Atascadero, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
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 Publi…
Zone name
Commercial Retail
General category
COMMERCIAL
Zone area
194.30 ac
Top alternative use upside
Auto repair, garage
$620,000
+32.3%
Medical building
$560,000
+18.9%
Commercial (general)
$480,000
+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
$880,000
ML approach
$850,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$620,000
Change: +32% · Conversion: Difficult
MEDICAL BUILDING
$560,000
Change: +19% · Conversion: Difficult
COMMERCIAL (GENERAL)
$480,000
Change: +2% · Conversion: Easy
Blend value · Realmo final
$790k
Range $711k – $869k · ±10% · vs last sale $750k (Jun 10 2020)
Last sale anchor
$750k
Jun 10 2020
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
$581 / 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
$9,515
Tax year 2024
Assessed value
$804,149
Assessed 2024
Previous assessed
$804,149
+0.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$750,540
Assessed improvement
$53,609
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
1963
Construction
WOOD
Heating
NONE
Total area
1,360 SF
Lot
0.91 ac (39,770 SF)
Zoning code
CR
APN
030-502-037
UPID
US09-1921926
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
CR · Atascadero, CAZoning CR · permitted uses
CR · Atascadero, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
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 public zoning dist
Zone name
Commercial Retail
General category
COMMERCIAL
Zone area
194.30 ac
Alternative use value scenarios
Repositioning upside vs current use
AUTO REPAIR, GARAGE
Est. value
$620,000
MEDICAL BUILDING
Est. value
$560,000
COMMERCIAL (GENERAL)
Est. value
$480,000
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
1963
Construction
WOOD
Heating
NONE
Lot
0.91 ac
Current owner
From public records · entity-resolved
Ryan Amborn
Individual
Mailing address
9199 EL CAMINO REAL, ATASCADERO, CA 93422-5507
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
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
Jun 10, 2020
$750,000
Ryan Amborn
Tjm Real Estate LLC
Grant Deed
$600,000 · Private Individual
Nov 10, 2008
—
Tjm Real Estate LLC
Mcnamara Living Trust
Quit Claim Deed
related
—
Apr 11, 2003
$703,636
Mcnamara,tr
Gerken,tr
Grant Deed
—
Jun 14, 1999
—
Gerken Trust
Peterson,harold D
Quit Claim Deed
related
—
Feb 26, 1993
—
Gerken,trust
B H & B Industri
Quit Claim Deed
related
—
—
—
Mcnamara,tr
—
Deed Of Trust
related
$734,000 · Jabk Investments
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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