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Property profile & analytics
OFF-MARKET
Estimated value
$580,000
Investment properties
1358 Ramona Ave Grover Beach, CA 93433-2219
Trust Owned
1-yr Hold
Property ID
US09-4534327
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1946
Construction
WOOD
Total area
1,056 SF
Lot
0.13 ac (5,663 SF)
Zoning code
CP
APN
060-243-016
UPID
US09-4534327
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
$640k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$717k
Blend (final)
Blend
$580k
Owner & transaction history
Carlson Family Trust · 1 yrs held
Carlson Family Trust
since 2025
Last sale
$530,500
7 recorded transactions
Zoning & alternative use
CP · Grover Beach, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$485,000
+0.5%
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
$645,000
ML approach
$640,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$480,000
Current use
AUTO REPAIR, GARAGE
$485,000
Change: +0% · Conversion: Difficult
MEDICAL BUILDING
$435,000
Change: -10% · Conversion: Easy
OFFICE BUILDING
$405,000
Change: -15% · Conversion: Easy
RETAIL STORES
$390,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$580k
Range $522k – $638k · ±10% · vs last sale $531k (Jun 4 2020)
Last sale anchor
$531k
Jun 4 2020
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
$549 / 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
$6,514
Tax year 2024
Assessed value
$568,799
Assessed 2024
Previous assessed
$568,799
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$321,660
Assessed improvement
$247,139
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1946
Construction
WOOD
Heating
NONE
Rooms
6
Bathrooms
2
Total area
1,056 SF
Lot
0.13 ac (5,663 SF)
Zoning code
CP
APN
060-243-016
UPID
US09-4534327
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
COMMERCIAL (GENERAL) Current
Est. value
$480,000
AUTO REPAIR, GARAGE
Est. value
$485,000
MEDICAL BUILDING
Est. value
$435,000
OFFICE BUILDING
Est. value
$405,000
RETAIL STORES
Est. value
$390,000
COMMERCIAL (GENERAL) Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
1946
Construction
WOOD
Heating
NONE
Rooms
6
Bathrooms
2
Lot
0.13 ac
Current owner
From public records · entity-resolved
Carlson Family Trust
Trust
Mailing address
1358 RAMONA AVE, GROVER BEACH, CA 93433-2219
Mailing matches property
Yes
Owner-occupied
Yes
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
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 14, 2025
—
Carlson Family Trust
Wesley Steven Carlson
Deed
related
—
Oct 22, 2021
—
Wesley Steven Carlson
—
Deed
related
$500,000 · Home Point Financial Corporation
Jun 4, 2020
$530,500
Wesley Steven Carlson
Phelan Properties And Investments I
Grant Deed
$503,975 · Cardinal Financial Company LP
Jun 12, 2019
$238,000
Phelan Prop & Invs INC
Fleury,denise H
Grant Deed
—
May 14, 2019
$200,100
Denise H Fleury
Total Lender Solutions In|goshen LLC
Trustees Deed
related
—
Jun 27, 2014
$280,000
Goshen LLC
Hud-housing Of Urban Dev
Grant Deed
$205,000 · Panma Properties LLC
Feb 24, 2014
—
Ofe Urban Dev Hud-housing
Wells Fargo Bk NA
Grant Deed
—
Nov 8, 2013
$281,880
Fargo Bk NA Wells
Fidelity Natl Title Ins
Trustees Deed
related
—
Nov 30, 2009
$299,000
David Kuzawa
Robert R Gouin
Grant Deed
$293,584 · Wells Fargo Bank NA
Nov 30, 2009
—
Robert Gouin
Jones,elizabeth B
Affidavit Of Death
related
—
Nov 8, 2006
—
Jones Elizabeth B Trust
Jones,elizabeth B
Quit Claim Deed
related
—
Nov 7, 2006
—
Elizabeth B Jones
Jones Elizabeth B Trust
Quit Claim Deed
related
$160,000 · Residential Mortgage Capital
Mar 6, 2003
—
Jones,tr
Jones,elizabeth B
Quit Claim Deed
related
—
—
—
Elizabeth B Jones
—
Deed Of Trust
related
$150,000 · Wells Fargo Home Mortgage INC
—
—
Elizabeth B Jones
—
Deed Of Trust
related
$92,000 · Cameron Financial Group INC
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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