Side-by-Side Duplex with
For Sale
$915,000
Pending
1133 Trouville, Grover Beach, CA 93433
Grover Beach, CA
Property Size1,500 SF
Lot Size0.17 Acres
Days on Market53
Property Features for 1133 Trouville
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 1, Bathroom 2, Bedroom 4, Bedroom 2, Laundry Room, Bedroom 3, Kitchen, Bathroom 1
Parking
2
Parking features
Garage, Driveway
Window features
Double Pane Windows
Patio and Porch features
Patio, Porch
Appliances
Built-In Range, Gas Range
Subdivision
Grover Beach (330)
Lot features
Level with Street, Lot 6500-9999, Landscaped, Park Nearby, Lawn, Yard
Elementary school district
Lucia Mar Unified
Middle school district
Lucia Mar Unified
High school district
Lucia Mar Unified
Directions
12th to Trouville
Standard status
Pending
APN
060288042
Size
1,500 SF
Lot size
0.17 Acres
Utilities
Sewer type
Public Sewer
Heating system
Forced Air
Water source
Public
Building Details
Year built
1972
Floors in Building
1
Number of units
2
Flooring type
Tile, Carpet, Vinyl
Building materials
Stucco
Roof type
Shingle, Composition
Listing Agency:
Oak & Roots Real Estate Group
(805) 769-9077
Listed By:
Cody Wilcoxson · License #01847871
(805) 748-2477
Added: Jul 27
Changed: Sep 12
Last Checked: Sep 17 at 8:06AM
MLS# NS26162856
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 1972 duplex contains two separate residences arranged side by side, with 1,500 square feet of combined living area on a 7,500-square-foot lot. Each unit includes two bedrooms, one bathroom, an eat-in kitchen, living room, private entrance, porch, and attached one-car garage. The residences have no shared interior wall, while the garages meet along a common wall. Vinyl, carpet, and tile flooring, forced-air heating, public water, and public sewer serve the property.
A shared driveway provides additional vehicle space, including room for RV or boat parking. The second residence is bordered by a fully fenced yard with mature palms, planted beds, and a patio. Both units have active leases. The property is located east of Highway 1 in Grover Beach, near Grover Beach Elementary, downtown shops and restaurants, and the Central Coast shoreline. Additional development may be possible under the city's ADU ordinance, subject to buyer verification with the City of Grover Beach Planning Division.
A shared driveway provides additional vehicle space, including room for RV or boat parking. The second residence is bordered by a fully fenced yard with mature palms, planted beds, and a patio. Both units have active leases. The property is located east of Highway 1 in Grover Beach, near Grover Beach Elementary, downtown shops and restaurants, and the Central Coast shoreline. Additional development may be possible under the city's ADU ordinance, subject to buyer verification with the City of Grover Beach Planning Division.
Key Highlights
- Two side‑by‑side residences with 1,500 square feet of combined living area
- Each unit includes 2 bedrooms, 1 bathroom, a private entrance, porch, and attached one‑car garage
- Situated on a 7,500‑square‑foot lot measuring 0.1722 acres
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$31,365
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
3.43%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$627,300
$627.3K
Cap Rate 7%
$448,071
$448.1K
Cap Rate 9%
$348,500
$348.5K
Market Conditions
NOI Build-Up for 1,500 SF
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.
Gross rent
$45.9K $30.60/SF
− Vacancy
−$1.1K −$0.73/SF
EGI
$44.8K $29.87/SF
− OpEx
−$13.4K −$8.96/SF
NOI
$31.4K $20.91/SF
Area
San Luis Obispo County, CA
Vacancy
2.38%
Lease Rate
$30.60 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$627,300
Cap Rate 7%
$448,071
Cap Rate 9%
$348,500
Alternative Uses
Best Use
Multifamily LT 5
$448.1K
$392.1K – $522.8K
NOI $31,365 @ 7.0% cap · market cap 3.43%
Second Best
Apartment 5plus
$413.7K
$362.0K – $482.6K
NOI $28,958 @ 7.0% cap · market cap 3.16%
Theoretical Best
Healthcare Medical
$589.9K
$516.2K – $688.3K
NOI $41,295 @ 7.0% cap · market cap 4.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,202
Businesses Nearby
Explore this area
Business Placement
Demographics for 93433, CA
12,643
Population
5,757
Households
2.2
Avg Household Size
42
Median Age
27%
College-Educated
83%
High-School Grad
2.2 sq mi
ZIP Area
5,747
Density / Sq Mi
$82,534
Median Household Income
$39,412
Median Earnings
$1,921
Median Rent
$691,900
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Duplex - Two independent residences offer private entries, porches, and attached garages.
Where is this duplex located?
The property is located at 1133 Trouville Grover Beach, CA.
What is the asking price?
The asking price for this property is $915,000.
What are key features of this property?
This property features: Two side‑by‑side residences with 1,500 square feet of combined living area; Each unit includes 2 bedrooms, 1 bathroom, a private entrance, porch, and attached one‑car garage; Situated on a 7,500‑square‑foot lot measuring 0.1722 acres
