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Property profile & analytics
OFF-MARKET
Estimated value
$575,000
Investment properties
132 Short St Arroyo Grande, CA 93420-3355
Trust Owned
7-yr Hold
Property ID
US09-2852195
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
2006
Construction
WOOD
Total area
1,631 SF
Lot
0.1 ac (4,270 SF)
Zoning code
VC
APN
007-491-062
UPID
US09-2852195
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
$360k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$585k
Blend (final)
Blend
$575k
Owner & transaction history
Reese,christopher Trust · 7 yrs held
Reese,christopher Trust
since 2019
7 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
Method
Estimation
Statistic approach
by Request
ML approach
$360,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$810,000
Current use
AUTO REPAIR, GARAGE
$745,000
Change: -8% · Conversion: Difficult
MEDICAL BUILDING
$670,000
Change: -17% · Conversion: Easy
Blend value · Realmo final
$575k
Range $518k – $633k · ±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
$353 / 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
$7,946
Tax year 2024
Assessed value
$760,080
Assessed 2024
Previous assessed
$760,080
+0.0% YoY
Effective rate
1.05%
On assessed value
Assessed land
$410,115
Assessed improvement
$349,965
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
2006
Construction
WOOD
Heating
NONE
Rooms
7
Bathrooms
3
Total area
1,631 SF
Lot
0.1 ac (4,270 SF)
Zoning code
VC
APN
007-491-062
UPID
US09-2852195
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.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$810,000
AUTO REPAIR, GARAGE
Est. value
$745,000
MEDICAL BUILDING
Est. value
$670,000
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
2006
Construction
WOOD
Heating
NONE
Rooms
7
Bathrooms
3
Lot
0.1 ac
Current owner
From public records · entity-resolved
Reese,christopher Trust
Trust
Mailing address
132 SHORT ST, ARROYO GRANDE, CA 93420-3355
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2019
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
Jul 12, 2019
—
Reese,christopher Trust
Reese,christopher
Quit Claim Deed
related
—
May 8, 2019
$295,000
Christopher Reese
Donald Lee Sturges
Grant Deed
$150,025 · Commerce Mortgage
May 1, 2015
—
Donald L|golden Susan T Sturges
Sturges-golden Family Trpt
Quit Claim Deed
related
$317,000 · Bay Equity
Sep 4, 2014
—
Sturge-golden Family Trust
Sturge,donald L
Quit Claim Deed
related
$318,000 · Bay Equity
Nov 16, 2010
—
Sturges-golden Family Trust
Sturges,donald & Susan T
Quit Claim Deed
related
—
May 10, 2010
—
Donald Sturges
Donald Lee Sturges
Intrafamily Transfer
related
$338,000 · Inhouselender.com
Oct 20, 2008
—
Sturges Family Trust
Sturges,dave
Quit Claim Deed
related
—
Jul 25, 2008
—
Sturges Family Trust
Sturgess,dave
Quit Claim Deed
related
—
Oct 26, 2006
—
Dave Sturges
Sturges,dustin P
Quit Claim 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.
Try Rey
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