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Property profile & analytics
OFF-MARKET
Estimated value
$545,000
Retail properties & Spaces
1361 Longbranch Ave Grover Beach, CA 93433-2504
Individually Owned
2-yr Hold
Free & Clear
Property ID
US09-0590097
Property profile
Verified
Property type
Retail properties & Spaces
Use group
SERVICE SHOP (TV, ELECTRIC, PLUMBING)
Year built
1976
Construction
WOOD
Total area
1,500 SF
Lot
0.16 ac (6,875 SF)
Zoning code
CBD
APN
060-244-024
UPID
US09-0590097
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
$525k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$610k
Blend (final)
Blend
$545k
Owner & transaction history
Aaron I Culbertson · 2 yrs held
Aaron I Culbertson
since 2023
Last sale
$510,000
4 recorded transactions
Zoning & alternative use
CBD · Grover Beach, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$685,000
+52.1%
Commercial (general)
$680,000
+51.4%
Medical building
$615,000
+36.7%
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
$570,000
ML approach
$525,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
SERVICE SHOP (TV, RADIO, ELECTRIC, PLUMBING)
$450,000
Current use
AUTO REPAIR, GARAGE
$685,000
Change: +52% · Conversion: Difficult
COMMERCIAL (GENERAL)
$680,000
Change: +51% · Conversion: Difficult
MEDICAL BUILDING
$615,000
Change: +37% · Conversion: Difficult
OFFICE BUILDING
$575,000
Change: +28% · Conversion: Difficult
RETAIL STORES
$555,000
Change: +23% · Conversion: Difficult
Blend value · Realmo final
$545k
Range $491k – $600k · ±10% · vs last sale $510k (Nov 3 2023)
Last sale anchor
$510k
Nov 3 2023
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
$363 / 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
$5,840
Tax year 2024
Assessed value
$510,000
Assessed 2024
Previous assessed
$510,000
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$300,000
Assessed improvement
$210,000
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
Retail properties & Spaces
Use group
SERVICE SHOP (TV, ELECTRIC, PLUMBING)
Status
Off-Market
Year built
1976
Construction
WOOD
Heating
NONE
Total area
1,500 SF
Lot
0.16 ac (6,875 SF)
Zoning code
CBD
APN
060-244-024
UPID
US09-0590097
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
CBD · Grover Beach, CAZoning CBD · permitted uses
CBD · Grover Beach, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
SERVICE SHOP (TV, RADIO, ELECTRIC, PLUMBING) Current
Est. value
$450,000
AUTO REPAIR, GARAGE
Est. value
$685,000
COMMERCIAL (GENERAL)
Est. value
$680,000
MEDICAL BUILDING
Est. value
$615,000
OFFICE BUILDING
Est. value
$575,000
RETAIL STORES
Est. value
$555,000
SERVICE SHOP (TV, RADIO, ELECTRIC, PLUMBING) Current
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
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
1976
Construction
WOOD
Heating
NONE
Lot
0.16 ac
Current owner
From public records · entity-resolved
Aaron I Culbertson
Individual
Free & Clear · 2 yrs held
Mailing address
PO BOX 4869, PASO ROBLES, CA 93447-4869
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 3, 2023
$510,000
Aaron I Culbertson
James David Motter
Grant Deed
—
Apr 30, 2015
$50,000
Motter,james D & Lory Trust
London Mark S & Julie L Trpt
Grant Deed
—
Mar 25, 2005
—
James D Motter
Motter,james & Lory
Quit Claim Deed
related
—
Sep 11, 2000
$100,000
London Trust
Suarez,henry L & Linda D
Grant Deed
$81,000 · Seller
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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