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Property profile & analytics
OFF-MARKET
Investment properties
2933 Grand Ave Los Olivos, CA 93441-4403
Entity Owned
20-yr Hold
Absentee Owner
Free & Clear
Property ID
US10-3014890
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Lot
0.12 ac (5,227 SF)
APN
135-091-004
UPID
US10-3014890
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
Current use
Occupant on record · Public records
-
The Hideaway LO Brewery & Distillery Specialty Food Shop
-
First Street Leather Department Store Clothing & Fashion Store
-
First Street Leather Los Olivos Department Store Clothing & Fashion Store
-
Jalopy Wine Company Tasting Room Brewery & Distillery Specialty Food Shop
-
Atmosphere Atelier Home Decor Store Department Store
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
Grand Court LLC · 20 yrs held
Grand Court LLC
since 2006
7 recorded transactions
Zoning & alternative use
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 Los Olivos submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Los Olivos 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
$26,675
Tax year 2024
Assessed value
$2,420,000
Assessed 2024
Previous assessed
$2,420,000
+0.0% YoY
Effective rate
1.10%
On assessed value
Assessed land
$239,000
Assessed improvement
$2,181,000
Applied tax rate
74.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
STORE/OFFICE (MIXED USE)
Status
Off-Market
Heating
NONE
Lot
0.12 ac (5,227 SF)
APN
135-091-004
UPID
US10-3014890
Jurisdiction
SANTA BARBARA
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Heating
NONE
Lot
0.12 ac
Current owner
From public records · entity-resolved
Grand Court LLC
Entity
Free & Clear · 20 yrs held
Mailing address
1769 SAN LEANDRO LN, SANTA BARBARA, CA 93108-2639
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2006
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
Jan 13, 2006
—
Grand Court LLC
Logue,charles G & Candy S
Grant Deed
—
Jan 7, 2004
$4,250,000
Charles G Logue
Battaglia,philip M
Grant Deed
$2,550,000 · First National Bank
Mar 18, 1992
—
Thomas J Pahler
—
Grant Deed
related
$560,000 · Santa Barbara Trust
Dec 20, 1989
$370,000
Battaglia,philip
Center Coast Acc
Trustees Deed
$275,000 · Santa Barbara Bank
Dec 20, 1989
$185,000
Central Coast Ac
Thompson,jerry W
Trustees Deed
—
Dec 20, 1989
—
Central Coast Ac
Santa,barbara Ex
Trustees Deed
related
—
—
—
Grand Court LLC
—
Deed Of Trust
related
$4,750,000 · Northern Tr
—
—
Philip M Battaglia
—
Deed Of Trust
related
$680,000 · 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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