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Property profile & analytics
OFF-MARKET
Investment properties
191 11th St Grover Beach, CA 93433-2125
Individually Owned
6-yr Hold
Property ID
US09-2044030
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1936
Construction
WOOD
Total area
1,209 SF
Lot
0.23 ac (9,900 SF)
Zoning code
60
APN
060-234-030
UPID
US09-2044030
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
Jennifer Toroian · 6 yrs held
Jennifer Toroian
since 2019
7 recorded transactions
Zoning & alternative use
60 · 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
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
$1,874
Tax year 2024
Assessed value
$163,621
Assessed 2024
Previous assessed
$163,621
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$72,491
Assessed improvement
$91,130
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
1936
Construction
WOOD
Heating
NONE
Rooms
6
Bathrooms
2
Total area
1,209 SF
Lot
0.23 ac (9,900 SF)
Zoning code
60
APN
060-234-030
UPID
US09-2044030
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
60 · Grover Beach, CA
Zoning 60 · permitted uses
60 · 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
1936
Construction
WOOD
Heating
NONE
Rooms
6
Bathrooms
2
Lot
0.23 ac
Current owner
From public records · entity-resolved
Jennifer Toroian
Individual
Mailing address
191 N 11TH ST, GROVER BEACH, CA 93433-2125
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 30, 2019
—
Jennifer Toroian
Toroian Family Trust
Quit Claim Deed
related
—
May 1, 2007
—
Toroian Family Trust
Toroian,michael & Emily
Quit Claim Deed
related
—
Apr 10, 2007
—
Michael Toroian
Michael Toroian
Intrafamily Transfer
related
$243,270 · Scme Mortgage Bankers INC
Apr 1, 2003
—
Toroian,tr
Toroian,michael & Emily
Quit Claim Deed
related
—
Apr 9, 1997
—
Michael Toroian
Minicuccini,emil & Jean P
Grant Deed
related
—
—
—
Minicucci Emil
—
Deed Of Trust
related
$110,000 · Coast Federal Bank
—
—
Michael Toroian
—
Deed Of Trust
related
$115,000 · Downey S & L (wholesale)
—
—
Michael J Toroian
—
Deed Of Trust
related
$107,500 · Western Sunrise Mortgage 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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