New search
Property profile & analytics
FOR LEASE
Grocery and convenience stores
1132 W Branch St, Arroyo Grande, CA 93420
Entity Owned
11-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-1421873
For Lease
1 / 3
$2 SF/Yr
1132 W Branch St, Arroyo Grande, CA 93420
View Listing →
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1999
Construction
TILT-UP CONCRETE
Total area
62,984 SF
Lot
1.5 ac (65,340 SF)
Zoning code
GC
APN
007-787-011
UPID
US09-1421873
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
$15.74M
Comparable Approach
Comparable
$17.80M
Blend (final)
Blend
$14.51M
Owner & transaction history
Haggen Property Holdings III · 11 yrs held
Haggen Property Holdings III
since 2015
7 recorded transactions
Zoning & alternative use
GC · Arroyo Grande, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$23.3M
+0.5%
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%
$17,055,000
6.5%
$15,740,000
7%
$14,615,000
Alternative Use
Use
Estimation
RETAIL STORES
$23,220,000
Current use
APARTMENT HOUSE (5+ UNITS)
$23,340,000
Change: +1% · Conversion: Difficult
Blend value · Realmo final
$14.51M
Range $13.05M – $15.96M · ±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
$230 / 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
$108,376
Tax year 2024
Assessed value
$10,271,181
Assessed 2024
Previous assessed
$10,271,181
+0.0% YoY
Effective rate
1.06%
On assessed value
Assessed land
$3,191,609
Assessed improvement
$7,079,572
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
For Lease
Year built
1999
Construction
TILT-UP CONCRETE
Heating
NONE
Total area
62,984 SF
Lot
1.5 ac (65,340 SF)
Zoning code
GC
APN
007-787-011
UPID
US09-1421873
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
RETAIL STORES Current
Est. value
$23.2M
APARTMENT HOUSE (5+ UNITS)
Est. value
$23.3M
RETAIL STORES Current
APARTMENT HOUSE (5+ UNITS)
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
1999
Construction
TILT-UP CONCRETE
Heating
NONE
Lot
1.5 ac
Current owner
From public records · entity-resolved
Haggen Property Holdings III
Entity
Free & Clear · 11 yrs held
Mailing address
17935 MURPHY PKWY, LATHROP, CA 95330-8771
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2015
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 18, 2022
—
Sphear Investments LLC
—
Deed
related
$25,000,000 · Bank Of America NA
Apr 25, 2017
—
Levon Investments LLC
—
Grant Deed
related
$115,000,000 · Wells Fargo Bk
Mar 29, 2017
—
Paq INC
—
Deed
related
—
Jul 7, 2015
—
Haggen Property Holdings III
Haggen Property South LLC
Quit Claim Deed
related
—
Apr 15, 2015
$5,654,000
Haggen Property South LLC
Abs Ca-gl LLC
Quit Claim Deed
related
—
—
—
Sphear Investments LLC
—
Deed Of Trust
related
—
—
—
Sphear Investments LLC
—
Deed Of Trust
related
$40,000,000 · Wells Fargo Bk
—
—
Paq INC
—
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
