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Property profile & analytics
FOR LEASE
Commercial land
1650 E Grand Ave Arroyo Grande, CA 93420
Individually Owned
~
Est. High Equity
Property ID
US09-1686083
For Lease
1 / 2
Contact for pricing
1650 E Grand Ave, Arroyo Grande, CA 93420
View Listing →
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Lot
2.58 ac (112,335 SF)
Zoning code
GC
APN
077-071-010
UPID
US09-1686083
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
San Luis Obispo Cnty Cmnty College
San Luis Obispo Cnty Cmnty College
since 2026
7 recorded transactions
Zoning & alternative use
GC · 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$48,970
Tax year 2024
Assessed value
$4,641,090
Assessed 2024
Previous assessed
$4,641,090
+0.0% YoY
Effective rate
1.06%
On assessed value
Assessed land
$2,305,477
Assessed improvement
$2,335,613
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
For Lease
Heating
NONE
Lot
2.58 ac (112,335 SF)
Zoning code
GC
APN
077-071-010
UPID
US09-1686083
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.
Building & site characteristics
From public records
Heating
NONE
Lot
2.58 ac
Current owner
From public records · entity-resolved
San Luis Obispo Cnty Cmnty College
Individual
Mailing address
13830 PO BOX 3165TH BLVD, HARRISBURG, PA 17105-3165
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 6, 2026
$6,750,000
San Luis Obispo Cnty Cmnty College
Frandson Family Trust
Grant Deed
—
Oct 16, 2023
—
Patricia M Frandson
—
Deed
related
$1,750,000 · Montecito Bank & Trust
Oct 25, 2022
—
Patricia M Frandson
Patricia M Frandson
Intrafamily Transfer
related
—
Nov 16, 2016
—
Ralph Horowitz
—
Deed
related
$2,105,000 · Wells Fargo Bank NA
Apr 24, 2002
—
Charles L Frandson
Mira Loma Associates
Quit Claim Deed
related
—
Jul 27, 2001
—
Mira Loma Associates
Grand Avenue Properties LLC
Grant Deed
$1,700,000 · United California Bank
Jun 30, 1999
$1,520,000
Grand Avenue Properties LLC
Vons Companies INC
Trustees Deed
—
Jun 30, 1999
—
Grand Avenue Properties LLC
—
Grant Deed
related
$2,800,000 · Mid State Bank
—
—
Frandson Family Trust
—
Deed Of Trust
related
$2,500,000 · Chartermac Mortgage Cap Corp
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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