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Property profile & analytics
OFF-MARKET
Estimated value
$1,810,000
Apartment buildings
1265 Nice Ave Grover Beach, CA 93433-2858
Entity Owned
Absentee Owner
Free & Clear
Property ID
US09-5016425
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1978
Construction
WOOD
Total area
6,000 SF
Lot
0.15 ac (6,600 SF)
Zoning code
R3
APN
060-345-021
UPID
US09-5016425
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
$1.92M
CAP Approach
CAP
$1.78M
Comparable Approach
Comparable
$1.10M
Blend (final)
Blend
$1.81M
Owner & transaction history
Peter F Hilf Company LLC
Peter F Hilf Company LLC
since 2025
Last sale
$1.7M
5 recorded transactions
Zoning & alternative use
R3 · Grover Beach, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.0M
+35.7%
Auto repair, garage
$2.7M
+23.3%
Commercial (general)
$2.7M
+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
$1,950,000
ML approach
$1,920,000
CAP Approach
CAP Return
Estimation
6%
$1,930,000
6.5%
$1,780,000
7%
$1,655,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$2,225,000
Current use
RESTAURANT
$3,015,000
Change: +36% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,740,000
Change: +23% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,730,000
Change: +23% · Conversion: Moderate
MEDICAL BUILDING
$2,465,000
Change: +11% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$2,370,000
Change: +7% · Conversion: Difficult
OFFICE BUILDING
$2,310,000
Change: +4% · Conversion: Moderate
RETAIL STORES
$2,210,000
Change: -1% · Conversion: Difficult
Blend value · Realmo final
$1.81M
Range $1.63M – $1.99M · ±10% · vs last sale $1.70M (Oct 15 2021)
Last sale anchor
$1.70M
Oct 15 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
$302 / 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
$20,254
Tax year 2024
Assessed value
$1,768,680
Assessed 2024
Previous assessed
$1,768,680
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$728,280
Assessed improvement
$1,040,400
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
1978
Construction
WOOD
Heating
NONE
Rooms
32
Bathrooms
8
Total area
6,000 SF
Lot
0.15 ac (6,600 SF)
Zoning code
R3
APN
060-345-021
UPID
US09-5016425
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
R3 · Grover Beach, CA
Zoning R3 · permitted uses
R3 · 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
$2.2M
RESTAURANT
Est. value
$3.0M
AUTO REPAIR, GARAGE
Est. value
$2.7M
COMMERCIAL (GENERAL)
Est. value
$2.7M
MEDICAL BUILDING
Est. value
$2.5M
INDUSTRIAL (GENERAL)
Est. value
$2.4M
OFFICE BUILDING
Est. value
$2.3M
RETAIL STORES
Est. value
$2.2M
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
1978
Construction
WOOD
Heating
NONE
Rooms
32
Bathrooms
8
Lot
0.15 ac
Current owner
From public records · entity-resolved
Peter F Hilf Company LLC
Entity
Free & Clear · 0 yrs held
Mailing address
20720 VENTURA BLVD STE #300, WOODLAND HILLS, CA 91364-6266
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 17, 2025
$2,645,000
Peter F Hilf Company LLC
1265 Nice LLC
Grant Deed
—
Oct 15, 2021
$1,700,000
1z65 Nice LLC
Linda Somers Smith
Grant Deed
$1,000,000 · Jpmorgan Chase Bank NA
Jun 17, 2016
—
Lorraine Kimball
Kimball,james W
Affidavit Of Death
related
—
Sep 23, 1998
$230,000
Kimball Trust
Pacific American Property Exch
Grant Deed
—
Oct 2, 1996
$230,000
Pacific American Prop Exchange
Kimball Trust
Grant Deed
related
—
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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