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Property profile & analytics
OFF-MARKET
Grocery and convenience stores
120 Br St, Arroyo Grande, CA 93420-2702
Trust Owned
7-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-2109808
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1900
Construction
TILT-UP CONCRETE
Total area
1,275 SF
Lot
0.13 ac (5,663 SF)
Zoning code
VC
APN
007-491-044
UPID
US09-2109808
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
Gambril,rick & Teri 2003 Trust · 7 yrs held
Gambril,rick & Teri 2003 Trust
since 2018
6 recorded transactions
Zoning & alternative use
VC · 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
$6,958
Tax year 2024
Assessed value
$659,415
Assessed 2024
Previous assessed
$659,415
+0.0% YoY
Effective rate
1.06%
On assessed value
Assessed land
$439,613
Assessed improvement
$219,802
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
Off-Market
Year built
1900
Construction
TILT-UP CONCRETE
Heating
NONE
Total area
1,275 SF
Lot
0.13 ac (5,663 SF)
Zoning code
VC
APN
007-491-044
UPID
US09-2109808
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
VC · Arroyo Grande, CA
Zoning VC · permitted uses
VC · 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
1900
Construction
TILT-UP CONCRETE
Heating
NONE
Lot
0.13 ac
Current owner
From public records · entity-resolved
Gambril,rick & Teri 2003 Trust
Trust
Free & Clear · 7 yrs held
Mailing address
547 5TH CITIES DR, PISMO BEACH, CA 93449-3006
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 15, 2019
—
Gambril,rick & Teri 2003 Trust
—
Grant Deed
related
$1,500,000 · Bank Of The Sierra
Oct 16, 2018
—
Gambril,rick & Teri 2003 Trust
Gambril,rick & Teri
Quit Claim Deed
related
—
Apr 8, 2011
$525,000
Rick Gambril
Hizey C J Family Trust
Grant Deed
—
Mar 11, 2008
—
Steward A Hizey
Jackson,robin S
Affidavit Of Death
related
—
Sep 28, 2005
—
Hizey Carolyn J Family Trust
Hizey,carolyn J
Quit Claim Deed
related
—
—
—
Rick Gambril
—
Loan Modification
related
$2,500,000 · Bank Of The Sierra
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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