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Property profile & analytics
OFF-MARKET
Estimated value
$6,475,000
Apartment buildings
1176 Ramona Ave Grover Beach, CA 93433-2480
Entity Owned
4-yr Hold
Absentee Owner
Property ID
US09-5470851
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
2021
Construction
WOOD
Total area
16,064 SF
Lot
0.4 ac (17,625 SF)
Zoning code
CP
APN
060-237-018
UPID
US09-5470851
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
$7.14M
CAP Approach
CAP
$4.77M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$6.48M
Owner & transaction history
Grover Beach Ramona Garden Apts LLC · 4 yrs held
Grover Beach Ramona Garden Apts LLC
since 2021
Last sale
$6.5M
7 recorded transactions
Zoning & alternative use
CP · Grover Beach, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$8.1M
+35.7%
Auto repair, garage
$7.3M
+23.3%
Commercial (general)
$7.3M
+22.7%
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
$7,460,000
ML approach
$7,135,000
CAP Approach
CAP Return
Estimation
6%
$5,170,000
6.5%
$4,770,000
7%
$4,430,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$5,955,000
Current use
RESTAURANT
$8,075,000
Change: +36% · Conversion: Difficult
AUTO REPAIR, GARAGE
$7,340,000
Change: +23% · Conversion: Difficult
COMMERCIAL (GENERAL)
$7,305,000
Change: +23% · Conversion: Moderate
MEDICAL BUILDING
$6,600,000
Change: +11% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$6,350,000
Change: +7% · Conversion: Difficult
OFFICE BUILDING
$6,180,000
Change: +4% · Conversion: Moderate
RETAIL STORES
$5,925,000
Change: -1% · Conversion: Difficult
Blend value · Realmo final
$6.48M
Range $5.83M – $7.12M · ±10% · vs last sale $6.50M (Aug 31 2021)
Last sale anchor
$6.50M
Aug 31 2021
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
$403 / 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
$77,442
Tax year 2024
Assessed value
$6,762,600
Assessed 2024
Previous assessed
$6,762,600
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$1,560,600
Assessed improvement
$5,202,000
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
2021
Construction
WOOD
Heating
NONE
Rooms
9
Bathrooms
3
Total area
16,064 SF
Lot
0.4 ac (17,625 SF)
Zoning code
CP
APN
060-237-018
UPID
US09-5470851
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
CP · Grover Beach, CA
Zoning CP · permitted uses
CP · 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.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$6.0M
RESTAURANT
Est. value
$8.1M
AUTO REPAIR, GARAGE
Est. value
$7.3M
COMMERCIAL (GENERAL)
Est. value
$7.3M
MEDICAL BUILDING
Est. value
$6.6M
INDUSTRIAL (GENERAL)
Est. value
$6.4M
OFFICE BUILDING
Est. value
$6.2M
RETAIL STORES
Est. value
$5.9M
APARTMENT HOUSE (5+ UNITS) Current
RESTAURANT
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
MEDICAL BUILDING
INDUSTRIAL (GENERAL)
OFFICE BUILDING
RETAIL STORES
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
2021
Construction
WOOD
Heating
NONE
Rooms
9
Bathrooms
3
Lot
0.4 ac
Current owner
From public records · entity-resolved
Grover Beach Ramona Garden Apts LLC
Entity
Mailing address
120 CTR ST, AUBURN, CA 95603-4713
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 31, 2021
$6,500,000
Grover Beach Ramona Garden Apts LLC
Tdr Properties LLC
Grant Deed
$3,250,000 · Ready Capital Corp
Mar 8, 2019
—
Tdr Properties LLC
—
Trustees Deed
related
$2,500,000 · Keese John S Family Tru (pt)
Aug 16, 2018
$985,000
Tdr Properties LLC
Tierra Pacific Dev LLC
Grant Deed
$600,000 · Chase Susan L Trust (pt)
Apr 23, 2007
—
Tierra Pacific Dev LLC
Owen,brian
Grant Deed
—
Apr 6, 2007
—
Brian Owen
Tierra Pacific Dev LLC
Grant Deed
$620,000 · Countrywide Home Loans INC
Apr 13, 2005
—
Tierra Pacific Dev LLC
Owen,brian L
Grant Deed
—
Apr 12, 2005
$775,000
Brian L Owen
Fuller Gladys Trust
Grant Deed
$613,000 · Main Stream Financial
Apr 12, 2005
—
Brian L Owen
Owen,leslie
Quit Claim Deed
related
—
—
—
Tdr Properties LLC
—
Deed Of Trust
related
$345,000 · Frank Maldonado
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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