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Property profile & analytics
OFF-MARKET
Estimated value
$4,165,000
Investment properties
163 5th St Grover Beach, CA 93433
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1426221
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1946
Construction
WOOD
Total area
987 SF
Lot
0.17 ac (7,500 SF)
Zoning code
CV
APN
060-214-003
UPID
US09-1426221
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
$4.03M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.17M
Owner & transaction history
Gb Encore LLC · 2 yrs held
Gb Encore LLC
since 2023
Last sale
$4.4M
6 recorded transactions
Zoning & alternative use
CV · Grover Beach, 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 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
$3,825,000
ML approach
$4,030,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$4.17M
Range $3.75M – $4.58M · ±10% · vs last sale $4.40M (Aug 18 2023)
Last sale anchor
$4.40M
Aug 18 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
$4,220 / 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
$6,184
Tax year 2024
Assessed value
$540,000
Assessed 2024
Previous assessed
$540,000
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$540,000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1946
Construction
WOOD
Heating
NONE
Rooms
4
Bathrooms
1
Total area
987 SF
Lot
0.17 ac (7,500 SF)
Zoning code
CV
APN
060-214-003
UPID
US09-1426221
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
CV · Grover Beach, CA
Zoning CV · permitted uses
CV · 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.
Building & site characteristics
From public records
Year built
1946
Construction
WOOD
Heating
NONE
Rooms
4
Bathrooms
1
Lot
0.17 ac
Current owner
From public records · entity-resolved
Gb Encore LLC
Entity
Mailing address
330 JAMES WAY STE #270, PISMO BEACH, CA 93449-2892
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 18, 2023
$4,400,000
Gb Encore LLC
David W Stearns
Grant Deed
$3,900,000 · Nw Victorville 435 LLC
Dec 17, 2015
$1,800,000
Stearns Family Trust
Polin Family Trust
Grant Deed
$750,000 · Pollard Trust (ct)
May 7, 2008
$390,000
Susan Polin
Napolitano Family Trust
Grant Deed
—
Nov 12, 2003
—
Napolitano,tr
Napolitano,tr
Quit Claim Deed
related
—
Sep 16, 2003
—
Napolitano,tr
Napolitano,tr
Quit Claim Deed
related
—
—
—
Dave Stearns
—
Deed Of Trust
related
$200,000 · Ed Collins
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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