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Property profile & analytics
OFF-MARKET
Estimated value
$830,000
Retail properties & Spaces
1091 Highland Way Grover Beach, CA 93433-3113
Individually Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-3612670
Property profile
Verified
Property type
Retail properties & Spaces
Use group
SERVICE SHOP (TV, ELECTRIC, PLUMBING)
Year built
2004
Construction
TILT-UP CONCRETE
Total area
5,104 SF
Lot
0.23 ac (10,011 SF)
Zoning code
CI
APN
060-546-033
UPID
US09-3612670
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
$850k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.00M
Blend (final)
Blend
$830k
Owner & transaction history
John Foxx Hodges · 1 yrs held
John Foxx Hodges
since 2025
Last sale
$806,500
7 recorded transactions
Zoning & alternative use
CI · Grover Beach, 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 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
$860,000
ML approach
$850,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$830k
Range $747k – $913k · ±10% · vs last sale $807k (Apr 25 2025)
Last sale anchor
$807k
Apr 25 2025
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
$163 / 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
$9,591
Tax year 2024
Assessed value
$837,522
Assessed 2024
Previous assessed
$837,522
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$312,120
Assessed improvement
$525,402
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 properties & Spaces
Use group
SERVICE SHOP (TV, ELECTRIC, PLUMBING)
Status
Off-Market
Year built
2004
Construction
TILT-UP CONCRETE
Heating
NONE
Total area
5,104 SF
Lot
0.23 ac (10,011 SF)
Zoning code
CI
APN
060-546-033
UPID
US09-3612670
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
CI · Grover Beach, CA
Zoning CI · permitted uses
CI · Grover Beach, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Grover Beach. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
2004
Construction
TILT-UP CONCRETE
Heating
NONE
Lot
0.23 ac
Current owner
From public records · entity-resolved
John Foxx Hodges
Individual
Free & Clear · 1 yrs held
Mailing address
159 COUNTRY HLS LN, ARROYO GRANDE, CA 93420-5112
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 25, 2025
—
John Foxx Hodges
John Foxx Hodges
Deed
related
—
Nov 17, 2021
$806,500
John F Hodges
Ian Mestman
Grant Deed
—
Mar 15, 2017
—
Ian Mestman
Mizruh,marina
Quit Claim Deed
related
—
Mar 15, 2017
$2,000,000
Ian Mestman
Hodges,john F & Melanie K
Grant Deed
$900,000 · John F & Melanie K Hodges
Dec 20, 2012
$540,000
John F Hodges
Chalepas,isabelle & Gilbert
Grant Deed
—
Dec 14, 2012
—
Isabelle Chalepas
Chalepas,isabelle
Quit Claim Deed
related
—
Jan 18, 2011
—
Isabelle Chalepas
Chalepas,rene
Quit Claim Deed
related
—
Dec 5, 2003
—
Isabelle Chalepas
—
Trustees Deed
related
$300,000 · Heritage Oaks Bank
Oct 25, 2002
$138,000
Isabelle Chalepas
Collins,richard L & Cynthia M
Grant Deed
$89,000 · Heritage Oaks Bank
Dec 5, 1997
$95,000
Richard L Collins
Preston Trust
Grant Deed
$75,000 · Seller
Jun 25, 1993
$89,500
Harry L Preston
Le Cher,loren &
Grant Deed
—
Mar 9, 1992
$18,000
Loren Lecher
Rickert,george W
Grant Deed
—
Jan 18, 1991
$96,500
Rickert,george W
Watkins,owen
Trustees Deed
related
$56,500 · Seller
—
—
George W Rickert
—
Deed Of Trust
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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