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Property profile & analytics
OFF-MARKET
Estimated value
$2,420,000
Office buildings
197 10th St Ste 101 Grover Beach, CA 93433-2159
Individually Owned
1-yr Hold
~
Est. High Equity
Property ID
US09-2138087
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1991
Construction
WOOD
Total area
6,744 SF
Lot
0.46 ac (20,038 SF)
Zoning code
CBD
APN
060-231-046
UPID
US09-2138087
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
$2.06M
Comparable Approach
Comparable
$3.00M
Blend (final)
Blend
$2.42M
Owner & transaction history
Thomas R Ryan JR · 1 yrs held
Thomas R Ryan JR
since 2024
6 recorded transactions
Zoning & alternative use
CBD · Grover Beach, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.4M
+30.7%
Auto repair, garage
$3.1M
+18.8%
Commercial (general)
$3.1M
+18.3%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$2,230,000
6.5%
$2,060,000
7%
$1,915,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,595,000
Current use
RESTAURANT
$3,390,000
Change: +31% · Conversion: Moderate
AUTO REPAIR, GARAGE
$3,080,000
Change: +19% · Conversion: Difficult
COMMERCIAL (GENERAL)
$3,070,000
Change: +18% · Conversion: Easy
MEDICAL BUILDING
$2,770,000
Change: +7% · Conversion: Easy
INDUSTRIAL (GENERAL)
$2,665,000
Change: +3% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$2,500,000
Change: -4% · Conversion: Easy
RETAIL STORES
$2,485,000
Change: -4% · Conversion: Moderate
Blend value · Realmo final
$2.42M
Range $2.18M – $2.66M · ±10%
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
$359 / 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
$16,223
Tax year 2024
Assessed value
$1,416,682
Assessed 2024
Previous assessed
$1,416,682
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$571,849
Assessed improvement
$844,833
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
Office buildings
Use group
PROFESSIONAL BUILDING
Status
Off-Market
Year built
1991
Construction
WOOD
Heating
NONE
Total area
6,744 SF
Lot
0.46 ac (20,038 SF)
Zoning code
CBD
APN
060-231-046
UPID
US09-2138087
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
CBD · Grover Beach, CA
Zoning CBD · permitted uses
CBD · 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.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$2.6M
RESTAURANT
Est. value
$3.4M
AUTO REPAIR, GARAGE
Est. value
$3.1M
COMMERCIAL (GENERAL)
Est. value
$3.1M
MEDICAL BUILDING
Est. value
$2.8M
INDUSTRIAL (GENERAL)
Est. value
$2.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.5M
RETAIL STORES
Est. value
$2.5M
OFFICE BUILDING Current
RESTAURANT
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
MEDICAL BUILDING
INDUSTRIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
RETAIL STORES
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
1991
Construction
WOOD
Heating
NONE
Lot
0.46 ac
Current owner
From public records · entity-resolved
Thomas R Ryan JR
Individual
Mailing address
PO BOX 412, GROVER BEACH, CA 93483-0412
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 24, 2024
—
Thomas R Ryan JR
Thomas R Ryan JR
Deed
related
—
May 28, 1996
—
Ryan Trust
Ryan,thomas R
Quit Claim Deed
related
—
May 20, 1996
—
Thomas R Ryan
Forde,brad & Anita
Grant Deed
related
—
Oct 23, 1992
—
Brad Forde
—
Grant Deed
related
$249,703 · Commerce Bank
—
—
Forde Family Trust|ryan,thomas R Trust
—
Deed Of Trust
related
$250,000 · Rabobank
—
—
Brad Forde
—
Deed Of Trust
related
$282,784 · Commerce Bank San Luis Obispo
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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