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Property profile & analytics
OFF-MARKET
Estimated value
$810,000
Investment properties
1140 Grand Ave, Arroyo Grande, CA 93420-2579
Individually Owned
9-yr Hold
~
Est. High Equity
Property ID
US10-3027323
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1959
Construction
WOOD
Total area
2,250 SF
Lot
0.4 ac (17,500 SF)
Zoning code
GC
APN
077-113-015
UPID
US10-3027323
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
$847k
Blend (final)
Blend
$810k
Owner & transaction history
James E Moore · 9 yrs held
James E Moore
since 2017
7 recorded transactions
Zoning & alternative use
GC · 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)
$1,120,000
Current use
AUTO REPAIR, GARAGE
$1,030,000
Change: -8% · Conversion: Difficult
MEDICAL BUILDING
$925,000
Change: -17% · Conversion: Easy
Blend value · Realmo final
$810k
Range $729k – $891k · ±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
$360 / 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
$12,074
Tax year 2024
Assessed value
$1,151,285
Assessed 2024
Previous assessed
$1,151,285
+0.0% YoY
Effective rate
1.05%
On assessed value
Assessed land
$580,876
Assessed improvement
$570,409
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
1959
Construction
WOOD
Heating
NONE
Rooms
12
Bathrooms
3
Total area
2,250 SF
Lot
0.4 ac (17,500 SF)
Zoning code
GC
APN
077-113-015
UPID
US10-3027323
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
COMMERCIAL (GENERAL) Current
Est. value
$1.1M
AUTO REPAIR, GARAGE
Est. value
$1.0M
MEDICAL BUILDING
Est. value
$925,000
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
1959
Construction
WOOD
Heating
NONE
Rooms
12
Bathrooms
3
Lot
0.4 ac
Current owner
From public records · entity-resolved
James E Moore
Individual
Mailing address
1146 E GRAND AVE, ARROYO GRANDE, CA 93420-2579
Mailing matches property
Yes
Owner-occupied
Yes
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 15, 2017
—
James E Moore
James Edward Moore
Intrafamily Transfer
related
$480,000 · Heritage Oaks Bank
May 3, 2013
—
James Edward Moore
James Edward Moore
Intrafamily Transfer
related
—
May 3, 2013
$188,500
James E Moore
Moore Family Trust
Grant Deed
related
—
Aug 28, 2008
—
Moore Family Trust
Moore Family Trust
Quit Claim Deed
related
—
Nov 17, 2006
—
James E Moore
Moore,catherine L
Quit Claim Deed
related
—
Mar 11, 2004
$959,000
James E Moore
Dunlap,tr
Grant Deed
$500,000 · Los Padres Bank
Mar 11, 2004
—
James E Moore
Dunlap,tr
Grant Deed
related
—
—
—
Robert Willard
—
Deed Of Trust
related
$55,000 · Burt Trust
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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