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Property profile & analytics
OFF-MARKET
Office Spaces
1170 Grand Ave, Arroyo Grande, CA 93420-2556
Entity Owned
7-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-1534638
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
1987
Construction
WOOD
Total area
442 SF
Lot
0.01 ac (442 SF)
Zoning code
GMU
APN
077-113-011
UPID
US09-1534638
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
by Request
Blend (final)
Blend
by Request
Owner & transaction history
1170 E Grand Ave LLC · 7 yrs held
1170 E Grand Ave LLC
since 2018
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$765
Tax year 2024
Assessed value
$72,504
Assessed 2024
Previous assessed
$72,504
+0.0% YoY
Effective rate
1.06%
On assessed value
Assessed land
$29,001
Assessed improvement
$43,503
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 Spaces
Use group
CONDOMINIUM OFFICES
Status
Off-Market
Year built
1987
Construction
WOOD
Heating
NONE
Total area
442 SF
Lot
0.01 ac (442 SF)
Zoning code
GMU
APN
077-113-011
UPID
US09-1534638
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.
Building & site characteristics
From public records
Year built
1987
Construction
WOOD
Heating
NONE
Lot
0.01 ac
Current owner
From public records · entity-resolved
1170 E Grand Ave LLC
Entity
Free & Clear · 7 yrs held
Mailing address
2520 PROFESSIONAL PKWY, SANTA MARIA, CA 93455-1602
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 10, 2018
—
1170 E Grand Ave LLC
Garner Family Trust
Quit Claim Deed
related
—
Jun 1, 2018
—
Garner Family Trust|polley,robert & Diane Trust
Coc2008 Special Needs Trust
Deed
$700,000 · Cocks Stacy 2008 Special (pt)
Nov 7, 2012
—
Cocks Stacy 2008 Trust
Cocks Jason 2008 Trust
Quit Claim Deed
related
—
Jan 6, 2009
—
Cocks Jason 2008 Trust
Cocks,orrin G & Marianne L
Quit Claim Deed
related
—
Dec 26, 2008
—
Orrin G Cocks
Cocks Family Trust
Quit Claim Deed
related
—
—
—
Garner Family Trust|polley,robert & Diane Trust
Coc2008 Special Needs Trust
Deed Of Trust
$700,000 · Cocks Stacy 2008 Special (pt)
—
—
Cocks Family Trust
—
Deed Of Trust
related
$400,000 · Horton Bernard 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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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