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Property profile & analytics
OFF-MARKET
Estimated value
$1,265,000
Retail properties & Spaces
239 3rd St Grover Beach, CA 93433-1907
Entity Owned
8-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2311917
Property profile
Verified
Property type
Retail properties & Spaces
Use group
SERVICE SHOP (TV, ELECTRIC, PLUMBING)
Year built
1994
Construction
WOOD FRAME
Total area
4,722 SF
Lot
0.32 ac (13,939 SF)
Zoning code
CI
APN
060-213-015
UPID
US09-2311917
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
$1.35M
Blend (final)
Blend
$1.27M
Owner & transaction history
Grover Beach Dres LLC · 8 yrs held
Grover Beach Dres LLC
since 2018
5 recorded transactions
Zoning & alternative use
CI · Grover Beach, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
Industrial Zones. Industrial zones include the following zones: I, CI, and CIC. Inflatable Sign. Any air or gas filled device located, attached, or tethered to the ground, site, merchandise, building, or roof and used for the purpose of signage, advertising or attention-getting. Legal Nonconforming Sign. A sign which was legal when first erected, with all ne…
Zone name
Coastal Industrial
General category
INDUSTRIAL
Zone area
19.38 ac
Top alternative use upside
Medical building
$1.9M
+36.7%
Office building
$1.8M
+28.0%
Retail stores
$1.7M
+22.7%
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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
SERVICE SHOP (TV, RADIO, ELECTRIC, PLUMBING)
$1,420,000
Current use
MEDICAL BUILDING
$1,940,000
Change: +37% · Conversion: Difficult
OFFICE BUILDING
$1,815,000
Change: +28% · Conversion: Difficult
RETAIL STORES
$1,740,000
Change: +23% · Conversion: Difficult
Blend value · Realmo final
$1.27M
Range $1.14M – $1.39M · ±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
$268 / 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
$19,162
Tax year 2024
Assessed value
$1,673,275
Assessed 2024
Previous assessed
$1,673,275
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$557,758
Assessed improvement
$1,115,517
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
Retail properties & Spaces
Use group
SERVICE SHOP (TV, ELECTRIC, PLUMBING)
Status
Off-Market
Year built
1994
Construction
WOOD FRAME
Heating
NONE
Bathrooms
2
Total area
4,722 SF
Lot
0.32 ac (13,939 SF)
Zoning code
CI
APN
060-213-015
UPID
US09-2311917
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
CI · Grover Beach, CAZoning CI · permitted uses
CI · Grover Beach, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
Industrial Zones. Industrial zones include the following zones: I, CI, and CIC. Inflatable Sign. Any air or gas filled device located, attached, or tethered to the ground, site, merchandise, building, or roof and used for the purpose of signage, advertising or attention-getting. Legal Nonconforming Sign. A sign which was legal when first erected, with all necessary permits, but due to a change in the law it became nonconforming (inconsistent with the current requirements of this
Zone name
Coastal Industrial
General category
INDUSTRIAL
Zone area
19.38 ac
Alternative use value scenarios
Repositioning upside vs current use
SERVICE SHOP (TV, RADIO, ELECTRIC, PLUMBING) Current
Est. value
$1.4M
MEDICAL BUILDING
Est. value
$1.9M
OFFICE BUILDING
Est. value
$1.8M
RETAIL STORES
Est. value
$1.7M
SERVICE SHOP (TV, RADIO, ELECTRIC, PLUMBING) Current
MEDICAL BUILDING
OFFICE BUILDING
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
1994
Construction
WOOD FRAME
Heating
NONE
Bathrooms
2
Lot
0.32 ac
Current owner
From public records · entity-resolved
Grover Beach Dres LLC
Entity
Mailing address
2804 GTWY OAKS DR STE #100, SACRAMENTO, CA 95833-4346
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 29, 2018
$1,500,000
Grover Beach Dres LLC
Agrusa Joseph F Trust
Grant Deed
—
Nov 18, 2011
—
Joseph F Agrusa
Agrusa,sharlene G
Quit Claim Deed
related
—
Mar 20, 2000
—
Agrusa Trust
Agrusa,joseph F & Sharlene
Quit Claim Deed
related
—
Sep 11, 1991
$167,500
Joseph F Agrusa
Richards,peter E
Grant Deed
$150,000 · Individual
—
—
Joseph F Agrusa
—
Deed Of Trust
related
$120,000 · Los Padres Savings 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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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