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Property profile & analytics
OFF-MARKET
Estimated value
$785,000
Investment properties
1136 Grand Ave, Arroyo Grande, CA 93420-2507
Entity Owned
8-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1340186
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1945
Construction
WOOD
Total area
2,288 SF
Lot
0.92 ac (40,127 SF)
Zoning code
GMU
APN
077-113-016
UPID
US09-1340186
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
by Request
Comparable Approach
Comparable
$832k
Blend (final)
Blend
$785k
Owner & transaction history
East Grand Village LLC · 8 yrs held
East Grand Village LLC
since 2017
7 recorded transactions
Zoning & alternative use
GMU · 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,140,000
Current use
AUTO REPAIR, GARAGE
$1,045,000
Change: -8% · Conversion: Difficult
MEDICAL BUILDING
$940,000
Change: -17% · Conversion: Easy
Blend value · Realmo final
$785k
Range $707k – $864k · ±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
$343 / 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
$11,417
Tax year 2024
Assessed value
$1,082,050
Assessed 2024
Previous assessed
$1,082,050
+0.0% YoY
Effective rate
1.06%
On assessed value
Assessed land
$892,413
Assessed improvement
$189,637
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1945
Construction
WOOD
Heating
NONE
Stories
1
Rooms
8
Bathrooms
4
Total area
2,288 SF
Lot
0.92 ac (40,127 SF)
Zoning code
GMU
APN
077-113-016
UPID
US09-1340186
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
GMU · Arroyo Grande, CA
Zoning GMU · permitted uses
GMU · 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
COMMERCIAL (GENERAL) Current
Est. value
$1.1M
AUTO REPAIR, GARAGE
Est. value
$1.0M
MEDICAL BUILDING
Est. value
$940,000
COMMERCIAL (GENERAL) Current
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
1945
Construction
WOOD
Heating
NONE
Stories
1
Rooms
8
Bathrooms
4
Lot
0.92 ac
Current owner
From public records · entity-resolved
East Grand Village LLC
Entity
Mailing address
1405 GDN ST, SAN LUIS OBISPO, CA 93401-3917
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 2, 2017
$194,500
East Grand Village LLC
Rahimi,sanaz
Grant Deed
$788,000 · Salant-mirfield Trust (pt)
Apr 4, 2017
$970,000
Sanaz Rahimi
Sugarman,gerald I & Christina A
Grant Deed
$727,500 · Chamblin-landes Co Psp/tr (ct)
Jul 26, 2016
—
Gerald I Sugarman
—
Deed
related
$646,000 · Chamblin-landes Co Psp/tr (ct)
Nov 19, 2014
—
Gerald I Sugarman
Sugarman,gerald I
Quit Claim Deed
related
—
Jan 6, 2010
—
Gerald I Sugarman
Castlemyn Gp Ltd
Quit Claim Deed
related
—
Sep 24, 2004
—
Gerald I Sugarman
Sugarman,christina
Quit Claim Deed
related
—
Sep 24, 2004
$610,000
Gerald I Sugarman
Capital Ad-venture Corp
Grant Deed
$410,000 · San Luis Trust Bank
Apr 26, 2002
$525,000
Capital Adventure
Byrne,dorothy M
Grant Deed
related
$393,750 · San Luis Trust Bank
—
—
Gerald I Sugarman
—
Deed Of Trust
related
$646,000 · Chamblin-landes Co Psp/tr (ct)
—
—
Capital Ad-ventre Corp
—
Deed Of Trust
related
$131,250 · Gerald Sugarman
—
—
Gerald I Sugarman
—
Deed Of Trust
related
$90,000 · San Luis Trust Bank
—
—
Gerald I Sugarman
—
Deed Of Trust
related
$815,653 · Steven A Diamond
—
—
Gerald I Sugarman
—
Deed Of Trust
related
$610,000 · Chamblin-landes Const INC
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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