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Property profile & analytics
OFF-MARKET
Estimated value
$3,725,000
Turn key restaurants
1390 Br St, Arroyo Grande, CA 93420
Individually Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-4454077
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
2013
Construction
WOOD
Total area
3,722 SF
Lot
0.47 ac (20,473 SF)
Zoning code
PD
APN
007-771-078
UPID
US09-4454077
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
$4.06M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.17M
Blend (final)
Blend
$3.73M
Owner & transaction history
Alyce Machado Parsons · 1 yrs held
Alyce Machado Parsons
since 2025
Last sale
$3.7M
4 recorded transactions
Zoning & alternative use
PD · 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
$3,970,000
ML approach
$4,060,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$3.73M
Range $3.35M – $4.10M · ±10% · vs last sale $3.72M (Apr 14 2025)
Last sale anchor
$3.72M
Apr 14 2025
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
$1,001 / 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
$36,775
Tax year 2024
Assessed value
$3,485,290
Assessed 2024
Previous assessed
$3,485,290
+0.0% YoY
Effective rate
1.06%
On assessed value
Assessed land
$841,275
Assessed improvement
$2,644,015
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
2013
Construction
WOOD
Heating
NONE
Bathrooms
2
Total area
3,722 SF
Lot
0.47 ac (20,473 SF)
Zoning code
PD
APN
007-771-078
UPID
US09-4454077
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
PD · Arroyo Grande, CA
Zoning PD · permitted uses
PD · 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.
Building & site characteristics
From public records
Year built
2013
Construction
WOOD
Heating
NONE
Bathrooms
2
Lot
0.47 ac
Current owner
From public records · entity-resolved
Alyce Machado Parsons
Individual
Free & Clear · 1 yrs held
Mailing address
1818 SUNSHINE CT, GLENDALE, CA 91208-2431
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 14, 2025
$3,715,000
Alyce Machado Parsons
Sun Glen LLC
Grant Deed
—
Dec 27, 2013
—
Sun Glen LLC
Nkt Development LLC
Grant Deed
$2,030,000 · Nuvision Financial FCU
—
—
Nkt Development LLC
—
Loan Modification
related
$1,575,000 · Wells Fargo Bank
—
—
Nkt Development LLC
—
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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