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Property profile & analytics
OFF-MARKET
Estimated value
$1,270,000
Retail space
1053 Highland Way Grover Beach, CA 93433-3102
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1391065
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1985
Construction
WOOD
Total area
2,223 SF
Lot
0.25 ac (10,890 SF)
Zoning code
CIC
APN
060-546-041
UPID
US09-1391065
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
$1.34M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.27M
Blend (final)
Blend
$1.27M
Owner & transaction history
Grover Highland LLC · 2 yrs held
Grover Highland LLC
since 2023
Last sale
$1.2M
7 recorded transactions
Zoning & alternative use
CIC · Grover Beach, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
December 2025 City of Grover Beach Municipal Code Article IX 2-26 Table 2-1. Zones Zone Symbol Name of Zone General Plan Designations Implemented by Zone CIC Coastal Industrial Commercial Industrial I Industrial Zone Industrial Parks and Recreation Zone PR Parks and Recreation Zone Public/Quasi Public Parks and Recreation Public Facilities Zone PF Public Fac…
Zone name
Coastal Industrial Commercial
General category
INDUSTRIAL
Zone area
8.68 ac
Top alternative use upside
Auto repair, garage
$1.0M
+24.0%
Commercial (general)
$1.0M
+23.4%
Medical building
$915,000
+11.4%
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 Grover Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Grover Beach 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
$1,340,000
ML approach
$1,340,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$820,000
Current use
AUTO REPAIR, GARAGE
$1,015,000
Change: +24% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,010,000
Change: +23% · Conversion: Easy
MEDICAL BUILDING
$915,000
Change: +11% · Conversion: Difficult
OFFICE BUILDING
$855,000
Change: +4% · Conversion: Easy
Blend value · Realmo final
$1.27M
Range $1.14M – $1.40M · ±10% · vs last sale $1.20M (Dec 29 2023)
Last sale anchor
$1.20M
Dec 29 2023
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
$571 / 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
$13,742
Tax year 2024
Assessed value
$1,200,000
Assessed 2024
Previous assessed
$1,200,000
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$400,000
Assessed improvement
$800,000
Applied tax rate
5.0000
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
1985
Construction
WOOD
Heating
NONE
Total area
2,223 SF
Lot
0.25 ac (10,890 SF)
Zoning code
CIC
APN
060-546-041
UPID
US09-1391065
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
CIC · Grover Beach, CAZoning CIC · permitted uses
CIC · Grover Beach, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
December 2025 City of Grover Beach Municipal Code Article IX 2-26 Table 2-1. Zones Zone Symbol Name of Zone General Plan Designations Implemented by Zone CIC Coastal Industrial Commercial Industrial I Industrial Zone Industrial Parks and Recreation Zone PR Parks and Recreation Zone Public/Quasi Public Parks and Recreation Public Facilities Zone PF Public Facilities Zon
Zone name
Coastal Industrial Commercial
General category
INDUSTRIAL
Zone area
8.68 ac
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$820,000
AUTO REPAIR, GARAGE
Est. value
$1.0M
COMMERCIAL (GENERAL)
Est. value
$1.0M
MEDICAL BUILDING
Est. value
$915,000
OFFICE BUILDING
Est. value
$855,000
RETAIL STORES Current
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
MEDICAL BUILDING
OFFICE 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
1985
Construction
WOOD
Heating
NONE
Lot
0.25 ac
Current owner
From public records · entity-resolved
Grover Highland LLC
Entity
Mailing address
1100 BRICKELL BAY DR UNIT #310621, MIAMI, FL 33231-1231
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 29, 2023
$1,200,000
Grover Highland LLC
Catalyst Grover Beach LLC
Grant Deed
$780,000 · Allstar Capital Group INC
Jun 30, 2023
$887,500
Catalyst Grover Beach LLC
Brls Properties Ca Grover Beach LLC
Grant Deed
—
Apr 27, 2021
—
Brls Properties Ca Grover Beach LLC
—
Deed
related
$1,000,000 · San Felasco Nurseries INC
Aug 16, 2019
$4,000,000
Brls Prop Ca-grover Bch LLC
Haas-touey LLC
Grant Deed
—
Apr 11, 2017
$1,150,000
Haas-touey LLC
Jennifer Jordan
Grant Deed
—
Jan 28, 2014
$350,000
Jennifer Jordan
Garner Family Trust
Grant Deed
—
Aug 1, 1994
$175,000
Tison Trust
Menges,c F & Bar
Quit Claim Deed
related
$87,500 · Seller
Aug 1, 1994
—
C F Menges
Menges,barbara A
Quit Claim Deed
related
—
Sep 27, 1993
—
Menges C F
Geihs,paul A
Grant Deed
related
—
Nov 22, 1989
$215,000
Gary W Mahuron
Menges,c Francis
Grant Deed
$161,250
—
—
Tison Trust
—
Deed Of Trust
related
$55,000 · Commerce Bank San Luis Obispo
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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