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Property profile & analytics
OFF-MARKET
Estimated value
$8,020,000
Grocery and convenience stores
1464 Grand Ave, Arroyo Grande, CA 93420-2448
Individually Owned
2-yr Hold
~
Est. High Equity
Property ID
US10-2005577
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1980
Construction
TILT-UP CONCRETE
Total area
28,215 SF
Lot
2.81 ac (122,403 SF)
Zoning code
GC
APN
077-341-075
UPID
US10-2005577
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
$8.02M
CAP Approach
CAP
$7.05M
Comparable Approach
Comparable
$8.68M
Blend (final)
Blend
$8.02M
Owner & transaction history
Kent Norman Sather · 2 yrs held
Kent Norman Sather
since 2024
Last sale
$8.0M
7 recorded transactions
Zoning & alternative use
GC · Arroyo Grande, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$12.9M
+24.0%
Medical building
$11.6M
+11.4%
Industrial (general)
$11.2M
+7.2%
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
$8,020,000
ML approach
$8,020,000
CAP Approach
CAP Return
Estimation
6%
$7,640,000
6.5%
$7,050,000
7%
$6,550,000
Alternative Use
Use
Estimation
RETAIL STORES
$10,405,000
Current use
AUTO REPAIR, GARAGE
$12,895,000
Change: +24% · Conversion: Difficult
MEDICAL BUILDING
$11,590,000
Change: +11% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$11,155,000
Change: +7% · Conversion: Difficult
OFFICE BUILDING
$10,850,000
Change: +4% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$10,455,000
Change: +1% · Conversion: Difficult
Blend value · Realmo final
$8.02M
Range $7.22M – $8.82M · ±10% · vs last sale $8.02M (Jan 31 2024)
Last sale anchor
$8.02M
Jan 31 2024
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
$284 / 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
$94,399
Tax year 2024
Assessed value
$8,946,460
Assessed 2024
Previous assessed
$8,946,460
+0.0% YoY
Effective rate
1.06%
On assessed value
Assessed land
$4,462,075
Assessed improvement
$4,484,385
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
1980
Construction
TILT-UP CONCRETE
Heating
NONE
Total area
28,215 SF
Lot
2.81 ac (122,403 SF)
Zoning code
GC
APN
077-341-075
UPID
US10-2005577
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
RETAIL STORES Current
Est. value
$10.4M
AUTO REPAIR, GARAGE
Est. value
$12.9M
MEDICAL BUILDING
Est. value
$11.6M
INDUSTRIAL (GENERAL)
Est. value
$11.2M
OFFICE BUILDING
Est. value
$10.9M
APARTMENT HOUSE (5+ UNITS)
Est. value
$10.5M
RETAIL STORES Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
INDUSTRIAL (GENERAL)
OFFICE BUILDING
APARTMENT HOUSE (5+ UNITS)
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
1980
Construction
TILT-UP CONCRETE
Heating
NONE
Lot
2.81 ac
Current owner
From public records · entity-resolved
Kent Norman Sather
Individual
Mailing address
1464 E GRAND AVE, PACIFIC PALISADES, CA 90272
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 31, 2024
—
Kent Norman Sather
Kent Norman Sather
Intrafamily Transfer
related
—
Mar 15, 2022
—
Kent Sather
Kent Sather
Intrafamily Transfer
related
—
Sep 18, 2017
$8,020,000
Kent Sather
Nkt Holdings LLC
Grant Deed
$2,800,000 · Jpmorgan Chase Bank NA
Jul 15, 2016
—
Nkt Holdings LLC
Cencal Pacific Properties LLC
Grant Deed
$17,600,000 · Wells Fargo Bank NA
Aug 31, 2011
—
Cencal Pacific Properties LLC
Spencer John M & B A Trust
Grant Deed
$4,741,000 · Heritage Oaks Bank
Jan 31, 2008
—
John M Spencer
Otr
Grant Deed
$1,212,000 · Pacific Capital Bank
—
—
Spencer J M & B A Family Trust
—
Deed Of Trust
related
$500,000 · Heritage Oaks Bank
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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