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Property profile & analytics
OFF-MARKET
Estimated value
$1,500,000
Office buildings
1350 Grand Ave, Arroyo Grande, CA 93420-2422
Entity Owned
11-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1877524
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1984
Construction
WOOD
Total area
4,962 SF
Lot
0.38 ac (16,390 SF)
Zoning code
GC
APN
077-341-054
UPID
US09-1877524
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
$1.52M
Comparable Approach
Comparable
$1.62M
Blend (final)
Blend
$1.50M
Owner & transaction history
Harley Properties LLC · 11 yrs held
Harley Properties LLC
since 2015
7 recorded transactions
Zoning & alternative use
GC · Arroyo Grande, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$2.5M
+29.5%
Auto repair, garage
$2.3M
+18.8%
Medical building
$2.0M
+6.8%
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
by Request
CAP Approach
CAP Return
Estimation
6%
$1,640,000
6.5%
$1,515,000
7%
$1,405,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,910,000
Current use
COMMERCIAL (GENERAL)
$2,470,000
Change: +29% · Conversion: Easy
AUTO REPAIR, GARAGE
$2,270,000
Change: +19% · Conversion: Difficult
MEDICAL BUILDING
$2,040,000
Change: +7% · Conversion: Easy
RETAIL STORES
$1,830,000
Change: -4% · Conversion: Moderate
Blend value · Realmo final
$1.50M
Range $1.35M – $1.65M · ±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
$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
$12,717
Tax year 2024
Assessed value
$1,205,229
Assessed 2024
Previous assessed
$1,205,229
+0.0% YoY
Effective rate
1.06%
On assessed value
Assessed land
$504,761
Assessed improvement
$700,468
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 buildings
Use group
PROFESSIONAL BUILDING
Status
Off-Market
Year built
1984
Construction
WOOD
Heating
NONE
Rooms
1
Bathrooms
2
Total area
4,962 SF
Lot
0.38 ac (16,390 SF)
Zoning code
GC
APN
077-341-054
UPID
US09-1877524
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
GC · Arroyo Grande, CA
Zoning GC · permitted uses
GC · 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
OFFICE BUILDING Current
Est. value
$1.9M
COMMERCIAL (GENERAL)
Est. value
$2.5M
AUTO REPAIR, GARAGE
Est. value
$2.3M
MEDICAL BUILDING
Est. value
$2.0M
RETAIL STORES
Est. value
$1.8M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
MEDICAL 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
1984
Construction
WOOD
Heating
NONE
Rooms
1
Bathrooms
2
Lot
0.38 ac
Current owner
From public records · entity-resolved
Harley Properties LLC
Entity
Mailing address
1490 HASBROUCK WAY, ARROYO GRANDE, CA 93420-6923
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 6, 2015
—
Harley Properties LLC
Agvc Land Development LLC
Quit Claim Deed
related
—
Apr 16, 2014
$1,000,000
Agvc Land Development LLC
Seawater LLC
Grant Deed
$2,560,000 · Coast National Bank
Aug 29, 2011
—
Seawater LLC
Silent Oak Trust
Grant Deed
—
Jul 1, 2011
$534,000
Silent Oak Trust
Sanders Warren & K Trust
Grant Deed
—
Apr 20, 2005
—
Sanders Warren & Karen Trust
Sanders,warren
Quit Claim Deed
related
—
Nov 7, 2003
—
Gary L Axelsen
Axelsen,tr
Quit Claim Deed
related
$221,867 · Chase Manhattan Mortgage Corp
Apr 30, 2002
$650,000
Warren Sanders
Frades Trust
Grant Deed
$468,750 · Westamerica Bank
Apr 30, 2002
—
Warren Sanders
Sanders,karen A
Quit Claim Deed
related
—
—
—
Sanders Warren & Karen Trust
—
Deed Of Trust
related
$300,000 · Coast National Bank
—
—
Seawater LLC
—
Deed Of Trust
related
$750,000 · Coast National Bank
—
—
Sanders Warren & Karen Trust
—
Deed Of Trust
related
—
—
—
Sanders Warren & Karen Trust
—
Deed Of Trust
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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