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Single Family ResidenceResidential
$512,610$603 / ft²
TopHap EstimateOur estimate of what this home would sell for today, based on nearby sales, the home's size and features, and local price trends. It is a starting point, not an appraisal.· confidence 94How well the pricing models agreed with each other on this home. Higher means the estimate rests on stronger, more consistent data.· as of Sep 24, 2026
Last sold for $440,000 on Jul 21, 2022

735 RIVER RD

SAN MIGUEL, CA 93451
3
Beds
1
Baths
850 ft²
Living AreaTotal finished area of the structures, from county records. Some counties include shared space like hallways or a building gym, so it may not match a listing.
0.12 ac
Lot SizeThe size of the land the home sits on, from county records.
1942
Year BuiltThe year the home was originally built, according to county records.
1
StoriesHow many floors the home has above ground.
4
RoomsThe total room count in county records. Counties differ on which rooms they count, so compare it loosely.

Valuation

$513K
$480K low$546K high
Last SaleThe most recent sale price and date from the recorded deed. Transfers between family members or companies may not reflect market value.$440,000 · Jul 21, 2022

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$4,969 (2025)
Assessed ValueThe value the county assigns to this home to calculate property tax. It is often lower than what the home would sell for.$466,931 (2026)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$297,138
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$169,793
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$457,776

Climate Risk

Overall riskThe average of the five hazard scores below, on a 0 to 100 scale. Higher means greater projected risk over the coming decades.36
75
FloodProjected flooding risk from rivers, heavy rain, and storm surge, scored 0 to 100. Higher is riskier.
89
WildfireProjected wildfire risk, scored 0 to 100, based on how much land burns in a typical year. Higher is riskier.
20
DroughtProjected water shortage risk, scored 0 to 100. Higher means more strain on the local water supply.
Projected Flood DepthHow deep a serious flood is expected to get here at some point in the next 30 years. Shown in inches.54 in
30-Year Flood ChanceThe chance of at least one serious flood here in the next 30 years, not in any single year.30%
FEMA Flood ZoneFEMA's flood zone for this address. Zones starting with A or V are high risk, and lenders usually require flood insurance there.minimal

Scores 0–100; higher = greater projected risk.

Property Facts

Property TypeThe broad category the county puts this property in, such as residential or commercial.Single Family Residence
CountySAN LUIS OBISPO
Lot (acres)The size of the land the home sits on, from county records.0.12
ConstructionThe main material the home's frame and walls are built from.Wood (Unspecified)
HeatingThe type of heating system in the home.Forced Air With Air Conditioning
CoolingThe type of cooling or air conditioning in the home.Central
PoolWhether the property has a pool, and what kind, such as in-ground.No

Transaction History(4)

Sales and refinances filed with the county for this home. Not every transfer is a normal sale, so check the type before comparing prices.

Assigned SchoolsThe public schools this address is zoned for. Boundaries change, so confirm with the district before you count on it.

E
Lillian Larson Elementary SchoolB
Elementary · Grades KG–8 · 0.4 mi
H
Paso Robles High SchoolB+
High · Grades 9–12 · 9.4 mi

District: San Miguel Joint Union Elementary School District

Neighborhood · ZIP 93451These are comparison scores, not percentages. 100 equals the national average, so 150 means about 50% above average.

CrimeLocal crime compared with the rest of the country, where 100 is average. It reflects things like population density, income, and how crime gets reported.94
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.91
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.373

Index scale: 100 = US average (tick). Lower is better.

Homes occupiedThe share of homes here that someone lives in. The rest sit empty, including vacation and for-sale homes.91%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.16%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.15%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.1.4%
PopulationHow many people live in this area.5,235
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.9 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$69,766
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$92,030
Average tempThe average temperature here across a full year.60°F
Annual precipHow much rain and melted snow falls here in a typical year.14 in
SunshineThe share of daylight hours that get direct sun in a typical year, counting cloud cover.78%

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Data by ATTOM. Valuations are automated estimates, not appraisals. Photos from Google Street View and may not depict the current property state.

How this home compares

735 River Rd measured against every home in its neighborhood, its ZIP code and its county, using county assessor records refreshed nightly. A home can stand out in one of those areas and look ordinary in another, because each one holds a different mix of homes.

  • Worth less than 93% of homes in San Luis Obispo County
  • Costs more per square foot than 93% of homes in San Miguel 93451
  • Smaller than 96% of homes in San Miguel 93451
  • Has a smaller lot than 81% of homes in San Miguel 93451
  • Older than 94% of homes in San Luis Obispo County

What homes are worth in San Miguel 93451

Each bar is how many homes fall in that price range. The marker is this home.

This home
$317K$1.8M

This home is worth more than 32% of homes in San Miguel 93451.

How it measures up in San Miguel 93451

The dot is this home. The mark in the middle is the typical home in San Miguel 93451.

Estimated value$512,610
CheaperTypical $570,514Pricier

Pricier than 32% of homes nearby

Price per ft²$603
CheaperTypical $389Pricier

Pricier than 93% of homes nearby

Living area850 ft²
SmallerTypical 1,519 ft²Bigger

Bigger than 4% of homes nearby

Lot size0.12 ac
SmallerTypical 0.18 acBigger

Bigger than 19% of homes nearby

Year built1942
OlderTypical 2002Newer

Newer than 9% of homes nearby

How 735 River Rd ranks against every home in each area.
MeasureThis homeSan Miguel 93451San Luis Obispo County
Estimated valuepricier than$512,61032% of homes7% of homes
Price per ft²pricier than$60393% of homes65% of homes
Living areabigger than850 ft²4% of homes5% of homes
Lot sizebigger than0.12 ac19% of homes27% of homes
Year builtnewer than19429% of homes6% of homes

About 735 River Rd

How much is 735 River Rd, San Miguel, CA worth?

The TopHap Estimate for 735 River Rd, San Miguel, CA is $512,610 as of Sep 24, 2026. The likely range is $479,598 to $545,622. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 735 River Rd, San Miguel, CA last sell?

735 River Rd, San Miguel, CA last sold on Jul 21, 2022 for $440,000, according to the county's recorded deed. TopHap holds 3 recorded sales for this parcel.

How big is 735 River Rd, San Miguel, CA?

735 River Rd, San Miguel, CA has 3 bedrooms, 1 bathrooms, 850 square feet of living space and a 0.12-acre lot.

When was 735 River Rd, San Miguel, CA built?

735 River Rd, San Miguel, CA was built in 1942, making it 84 years old. The building has 1 story.

What schools serve 735 River Rd, San Miguel, CA?

735 River Rd, San Miguel, CA is assigned to Lillian Larson Elementary School (elementary), rated B; Paso Robles High School (high), rated B+. All sit in San Miguel Joint Union Elementary School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 735 River Rd, San Miguel, CA compare to other homes in San Miguel 93451?

Among the 1,436 homes in San Miguel 93451, it is worth more than 32% of them ($512,610 against a typical $570,514), its price per square foot is higher than 93% of them ($603 against a typical $389), it is bigger than 4% of them (850 ft² against a typical 1,519 ft²), its lot is bigger than 19% of them (0.12 ac against a typical 0.18 ac) and it is newer than 9% of them (1942 against a typical 2002). Measured against all of San Luis Obispo County, it is worth more than 7% of homes there. These shares are recounted nightly from the full county assessor record for each area, not from active listings.

What are the property taxes on 735 River Rd, San Miguel, CA?

The 2025 property tax bill for 735 River Rd, San Miguel, CA was $4,969. The county assessed it at $466,931.

More homes on River Rd

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Assigned schools

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