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Property profile & analytics
OFF-MARKET
Estimated value
$5,285,000
Turn key restaurants
101 Br St, Arroyo Grande, CA 93420-2651
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-2110756
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1907
Construction
TILT-UP CONCRETE
Total area
11,984 SF
Lot
0.2 ac (8,712 SF)
Zoning code
VC
APN
007-481-001
UPID
US09-2110756
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.34M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.85M
Blend (final)
Blend
$5.29M
Owner & transaction history
Full Realty Services INC
Full Realty Services INC
since 2026
Last sale
$6.9M
7 recorded transactions
Zoning & alternative use
VC · Arroyo Grande, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Arroyo Grande submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Arroyo Grande 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
$5,175,000
ML approach
$5,335,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$6,025,000
Current use
COMMERCIAL (GENERAL)
$5,965,000
Change: -1% · Conversion: Easy
AUTO REPAIR, GARAGE
$5,475,000
Change: -9% · Conversion: Difficult
MEDICAL BUILDING
$4,925,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$5.29M
Range $4.76M – $5.81M · ±10% · vs last sale $6.93M (May 20 2022)
Last sale anchor
$6.93M
May 20 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
$441 / 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
$47,753
Tax year 2024
Assessed value
$4,525,740
Assessed 2024
Previous assessed
$4,525,740
+0.0% YoY
Effective rate
1.06%
On assessed value
Assessed land
$364,140
Assessed improvement
$4,161,600
Applied tax rate
1.0000
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1907
Construction
TILT-UP CONCRETE
Heating
NONE
Total area
11,984 SF
Lot
0.2 ac (8,712 SF)
Zoning code
VC
APN
007-481-001
UPID
US09-2110756
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
VC · Arroyo Grande, CA
Zoning VC · permitted uses
VC · Arroyo Grande, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Arroyo Grande. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT Current
Est. value
$6.0M
COMMERCIAL (GENERAL)
Est. value
$6.0M
AUTO REPAIR, GARAGE
Est. value
$5.5M
MEDICAL BUILDING
Est. value
$4.9M
RESTAURANT Current
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
1907
Construction
TILT-UP CONCRETE
Heating
NONE
Lot
0.2 ac
Current owner
From public records · entity-resolved
Full Realty Services INC
Entity
Mailing address
20 VIS LN, BURLINGAME, CA 94010-5934
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 22, 2026
—
Full Realty Services INC
Dersel Properties LLC
Grant Deed
—
Mar 14, 2025
—
Dersel Properties LLC
—
Deed
related
$566,140 · Century 21 Rea Estate Lcl
May 20, 2022
$6,925,000
Dersel Properties LLC
Hometown Ventures LLC
Grant Deed
$4,000,000 · Western Alliance Bank
Jan 18, 2022
$1,150,000
Kevin Delaney
B Loomis Matthews Oliver
Grant Deed
—
Aug 10, 2020
—
Oliver B L Matthews
Matthews 1997 Children Trust
Deed
related
—
Apr 3, 2020
—
Oliver B L Matthews
Matthews 1997 Children Trust
Quitclaim Deed
related
—
Jun 29, 2016
—
Hometown Ventures LLC
—
Deed
related
$200,000 · Founders Community Bank
Apr 11, 2016
$2,200,000
Hometown Ventures LLC
Floyd Byron Grant
Grant Deed
$1,650,000 · Founders Community Bank
Mar 16, 2004
—
Grant,tr
Grant,tr
Quit Claim Deed
related
—
May 19, 1994
—
Grant Trust
Grant Trust
Quit Claim Deed
related
—
—
—
Floyd B Grant
—
Deed Of Trust
related
$1,235,000 · California Coast Cu
—
—
Grant Trust
—
Deed Of Trust
related
$260,000 · Individual
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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