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Property profile & analytics
OFF-MARKET
Estimated value
$1,185,000
Retail space
303 Br St Arroyo Grande, CA 93420-2705
Entity Owned
5-yr Hold
Free & Clear
Property ID
US09-5276754
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1917
Construction
WOOD
Total area
5,207 SF
Lot
0.5 ac (21,780 SF)
Zoning code
VC
APN
007-202-030
UPID
US09-5276754
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
$1.30M
Comparable Approach
Comparable
$1.11M
Blend (final)
Blend
$1.19M
Owner & transaction history
The Shops At Short Street LLC · 5 yrs held
The Shops At Short Street LLC
since 2021
6 recorded transactions
Zoning & alternative use
VC · Arroyo Grande, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
Zoning Map
Top alternative use upside
Apartment house (5+ units)
$1.9M
+0.5%
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
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,410,000
6.5%
$1,300,000
7%
$1,210,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,920,000
Current use
APARTMENT HOUSE (5+ UNITS)
$1,930,000
Change: +1% · Conversion: Difficult
Blend value · Realmo final
$1.19M
Range $1.07M – $1.30M · ±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
$228 / 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
$12,039
Tax year 2024
Assessed value
$1,140,930
Assessed 2024
Previous assessed
$1,140,930
+0.0% YoY
Effective rate
1.06%
On assessed value
Assessed land
$688,206
Assessed improvement
$452,724
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1917
Construction
WOOD
Heating
NONE
Total area
5,207 SF
Lot
0.5 ac (21,780 SF)
Zoning code
VC
APN
007-202-030
UPID
US09-5276754
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
VC · Arroyo Grande, CAZoning VC · permitted uses
VC · Arroyo Grande, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
Zoning Map
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.9M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.9M
RETAIL STORES Current
APARTMENT HOUSE (5+ UNITS)
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
1917
Construction
WOOD
Heating
NONE
Lot
0.5 ac
Current owner
From public records · entity-resolved
The Shops At Short Street LLC
Entity
Free & Clear · 5 yrs held
Mailing address
PO BOX 13160, SAN LUIS OBISPO, CA 93406-3160
Ownership since
2021
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 22, 2021
—
The Shops At Short Street LLC
—
Deed
related
$925,000 · Pacific Premier Bank
Mar 10, 2021
—
The Shops At Short Street LLC
Nkt Development LLC
Correction Deed
related
—
Oct 30, 2020
—
Shops At Short Street LLC
Nkt Dev LLC
Quit Claim Deed
$1,095,500 · Pacific Premier Bk
Sep 28, 2018
—
Nkt Dev LLC
—
Deed
related
—
—
—
Nkt Dev LLC
—
Loan Modification
related
—
—
—
Shops At Short Street LLC
—
Loan Modification
related
$1,095,500 · Pacific Premier Bk
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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