Duplex with Private Yard
261 N 13th Grover Beach, CA 93433
For Sale
$995,000
MULTI_FAMILY - Grover Beach, CA
Property Size1,476 SF
Lot Size0.13 Acres
Price / SF$674.12
Days on Market153
Property Features for 261 N 13th
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
4
Bathrooms
3
Rooms
Bedroom 2, Bedroom 4, Bedroom 3, Bathroom 3, Laundry Room, Bedroom 1, Bathroom 2, Bathroom 1, Living Room
Appliances
Gas Range
Standard status
Active
APN
060172037
Size
1,476 SF
Lot size
0.13 Acres
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1949
Floors in Building
1
Number of units
2
Listing Agency:
Energy-Wise Realty
(805) 528-7130
Listed By:
Melissa Carstairs · License #01917849
(805) 234-5209
Added: Feb 26
Changed: Jul 28
Last Checked: Jul 29 at 11:06AM
MLS# SC26045292
Copyright © 2026 California Regional Multiple Listing Service, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This duplex includes two furnished, turnkey residential units. One unit offers 2 bedrooms and 1 bathroom, and the other offers 2 bedrooms and 2 bathrooms. Improvements noted include a newer roof, central heat and air, and dual pane windows. Each unit has its own private yard area, and the property is described as having two addresses, along with an undeveloped portion of the lot.
The property is located in the Medium Density Residential (R2) zone in Grover Beach, CA. The listing remarks indicate proximity to the beach, shopping, restaurants, and easy highway access.
With the site’s R2 zoning, the listing notes the opportunity to pursue additional residential development options, subject to City of Grover Beach approval. Interested buyers are encouraged to verify development standards with the City, while the existing duplex provides rental income potential in the near term.
The property is located in the Medium Density Residential (R2) zone in Grover Beach, CA. The listing remarks indicate proximity to the beach, shopping, restaurants, and easy highway access.
With the site’s R2 zoning, the listing notes the opportunity to pursue additional residential development options, subject to City of Grover Beach approval. Interested buyers are encouraged to verify development standards with the City, while the existing duplex provides rental income potential in the near term.
Key Highlights
- Duplex in the Medium Density Residential (R2) zone with two addresses and an undeveloped portion of the lot
- Unit mix: one 2‑bedroom/1‑bath unit and one 2‑bedroom/2‑bath unit
- Central heating and central air; gas range included
Financial Insights For Multifamily LT 5
Simulate Cap Rate and NOI
NOI Build-Up
- Vacancy
- income lost from leasable area expected to sit empty during the year — subtracted from gross rent.
- EGI (Effective Gross Income)
- gross rent minus vacancy losses — the realistic income before paying operating costs.
- OpEx (Operating Expenses)
- recurring costs to operate the property (property tax, insurance, utilities, maintenance, management) — excludes financing and capital improvements.
- NOI (Net Operating Income)
- income a property generates after operating costs but before financing and taxes.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $45.2k | $30.60 |
| − Vacancy | −$1.1k | −$0.73 |
| EGI | $44.1k | $29.87 |
| − OpEx | −$13.2k | −$8.96 |
| NOI | $30.9k | $20.91 |
1,476 SF · lease $30.60/SF/yr · vacancy 2.38% · expense 30.00%
Alternative Uses
Best Use
Multifamily LT 5
$440.9K
$385.8K – $514.4K
NOI $30,863 @ 7.0% cap · market cap 3.10%
Second Best
Apartment 5plus
$407.1K
$356.2K – $474.9K
NOI $28,494 @ 7.0% cap · market cap 2.86%
Theoretical Best
Healthcare Medical
$580.5K
$507.9K – $677.2K
NOI $40,634 @ 7.0% cap · market cap 4.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Location Intelligence
Current Use
Frequently Asked Questions
What type of property is this?
Duplex - Two-unit duplex with 2-bed/1-bath and 2-bed/2-bath layouts, newer roof, central heat and air, and private yard areas.
Where is this duplex located?
The property is located at 261 N 13th Grover Beach, CA.
What is the asking price?
The asking price for this property is $995,000.
What are key features of this property?
This property features: Duplex in the Medium Density Residential (R2) zone with two addresses and an undeveloped portion of the lot; Unit mix: one 2‑bedroom/1‑bath unit and one 2‑bedroom/2‑bath unit; Central heating and central air; gas range included
