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Property profile & analytics
OFF-MARKET
Estimated value
$1,360,000
Office buildings
1054 Grand Ave, Arroyo Grande, CA 93420-2564
Entity Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1576161
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1961
Construction
WOOD
Total area
4,339 SF
Lot
0.15 ac (6,639 SF)
Zoning code
GC
APN
077-111-055
UPID
US09-1576161
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
by Request
CAP Approach
CAP
$1.33M
Comparable Approach
Comparable
$1.64M
Blend (final)
Blend
$1.36M
Owner & transaction history
Keyona LLC · 6 yrs held
Keyona LLC
since 2019
7 recorded transactions
Zoning & alternative use
GC · Arroyo Grande, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$2.2M
+29.5%
Auto repair, garage
$2.0M
+18.8%
Medical building
$1.8M
+6.8%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,435,000
6.5%
$1,325,000
7%
$1,230,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,670,000
Current use
COMMERCIAL (GENERAL)
$2,160,000
Change: +29% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,985,000
Change: +19% · Conversion: Difficult
MEDICAL BUILDING
$1,785,000
Change: +7% · Conversion: Easy
RETAIL STORES
$1,600,000
Change: -4% · Conversion: Moderate
Blend value · Realmo final
$1.36M
Range $1.22M – $1.50M · ±10%
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
$313 / 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
$8,180
Tax year 2024
Assessed value
$775,199
Assessed 2024
Previous assessed
$775,199
+0.0% YoY
Effective rate
1.06%
On assessed value
Assessed land
$214,439
Assessed improvement
$560,760
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
Office buildings
Use group
PROFESSIONAL BUILDING
Status
Off-Market
Year built
1961
Construction
WOOD
Heating
NONE
Bathrooms
1
Total area
4,339 SF
Lot
0.15 ac (6,639 SF)
Zoning code
GC
APN
077-111-055
UPID
US09-1576161
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
GC · Arroyo Grande, CA
Zoning GC · permitted uses
GC · 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
OFFICE BUILDING Current
Est. value
$1.7M
COMMERCIAL (GENERAL)
Est. value
$2.2M
AUTO REPAIR, GARAGE
Est. value
$2.0M
MEDICAL BUILDING
Est. value
$1.8M
RETAIL STORES
Est. value
$1.6M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
MEDICAL BUILDING
RETAIL STORES
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
1961
Construction
WOOD
Heating
NONE
Bathrooms
1
Lot
0.15 ac
Current owner
From public records · entity-resolved
Keyona LLC
Entity
Mailing address
108 ANDRE DR, ARROYO GRANDE, CA 93420-1432
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 22, 2026
—
Keyona LLC
—
Deed
related
$1,501,163 · Us Bank NA
Dec 28, 2020
—
Keyona LLC
—
Deed
related
$1,750,000 · Live Oak Banking Company
Dec 18, 2019
$723,000
Keyona LLC
Blankenburg Family Trust
Grant Deed
$584,000 · Bank Of America
Jul 24, 2008
—
Blankenburg Family Trust
Blankenburg,kent H & Sandy L
Quit Claim Deed
related
—
Jun 16, 2006
—
Richard E Blankenburg
Blankenburg,kent H & Sandy L
Quit Claim Deed
related
—
Jun 10, 2002
—
Kent H Blankenburg
Blankenburg,kent H
Quit Claim Deed
related
—
Mar 3, 1995
$850,000
Kent H Blankenburg
Blankenburg,richard E & M M
Quit Claim Deed
related
—
Mar 3, 1995
$3,399,000
Kent H Blankenburg
Blankenburg Brothers Inv
Quit Claim Deed
related
—
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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