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Property profile & analytics
OFF-MARKET
Estimated value
$1,220,000
Turn key restaurants
1500 Br St Arroyo Grande, CA 93420-1828
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US09-0912605
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1984
Construction
TILT-UP CONCRETE
Total area
4,923 SF
Lot
0.5 ac (21,780 SF)
Zoning code
HC
APN
007-771-044
UPID
US09-0912605
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
$1.10M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.56M
Blend (final)
Blend
$1.22M
Owner & transaction history
Savi Sadhana LLC · 4 yrs held
Savi Sadhana LLC
since 2022
Last sale
$1.4M
7 recorded transactions
Zoning & alternative use
HC · 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
$1,045,000
ML approach
$1,100,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
MEDICAL BUILDING
$2,025,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$1.22M
Range $1.10M – $1.34M · ±10% · vs last sale $1.40M (Jan 14 2022)
Last sale anchor
$1.40M
Jan 14 2022
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
$248 / 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
$15,369
Tax year 2024
Assessed value
$1,456,560
Assessed 2024
Previous assessed
$1,456,560
+0.0% YoY
Effective rate
1.06%
On assessed value
Assessed land
$624,240
Assessed improvement
$832,320
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
1984
Construction
TILT-UP CONCRETE
Heating
NONE
Total area
4,923 SF
Lot
0.5 ac (21,780 SF)
Zoning code
HC
APN
007-771-044
UPID
US09-0912605
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
HC · Arroyo Grande, CA
Zoning HC · permitted uses
HC · 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
MEDICAL BUILDING
Est. value
$2.0M
MEDICAL BUILDING
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
TILT-UP CONCRETE
Heating
NONE
Lot
0.5 ac
Current owner
From public records · entity-resolved
Savi Sadhana LLC
Entity
Mailing address
1500 W BR ST, ARROYO GRANDE, CA 93420-1828
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 14, 2022
$1,400,000
Savi Sadhana LLC
Timothy A Jones
Grant Deed
$1,764,000 · Customers Bank
Nov 30, 2017
—
Timothy A Jones
—
Deed
related
$770,070 · Jpmorgan Chase Bank NA
Sep 26, 2002
$332,000
Jones,tr
Griffith,ann C
Grant Deed
$315,000 · First Bank San Luis Obispo
Dec 21, 2000
—
Jones Trust
Jones,cynthia L
Quit Claim Deed
related
—
Nov 19, 1999
$725,000
Jones,cynthia L
H & H Oak Park LLC
Trustees Deed
$525,000 · First Bank San Luis Obispo
Nov 19, 1999
—
Cynthia L Jones
Jones,timothy A
Quit Claim Deed
related
—
Dec 30, 1996
$5,000
Koenig,john W & Nancy F
Arroyo Grande Investment Co
Trustees Deed
related
—
Dec 30, 1996
$10,000
Arroyo Grande Investment Co
Arroyo Grande Investment Co
Trustees Deed
related
—
Dec 30, 1996
—
Koenig,john W & Nancy F
Arroyo Grande Investment Co
Trustees Deed
related
—
—
—
Jones Timothy & C Family Trust
—
Deed Of Trust
related
$875,000 · Coast National Bank
—
—
Jones Timothy & C Family Trust
—
Deed Of Trust
related
$175,000 · Coast National 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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