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Property profile & analytics
OFF-MARKET
Estimated value
$620,000
Retail space
346 Grand Ave Grover Beach, CA 93433-1945
Trust Owned
8-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-1399249
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1975
Construction
WOOD
Total area
2,712 SF
Lot
0.12 ac (5,227 SF)
Zoning code
HC
APN
060-212-003
UPID
US09-1399249
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
$680k
Comparable Approach
Comparable
$426k
Blend (final)
Blend
$620k
Owner & transaction history
Proverbs 16 3 Trust · 8 yrs held
Proverbs 16 3 Trust
since 2017
7 recorded transactions
Zoning & alternative use
HC · 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
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$735,000
6.5%
$680,000
7%
$630,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,000,000
Current use
Blend value · Realmo final
$620k
Range $558k – $682k · ±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
$229 / 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
$5,288
Tax year 2024
Assessed value
$461,775
Assessed 2024
Previous assessed
$461,775
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$172,395
Assessed improvement
$289,380
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 space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1975
Construction
WOOD
Heating
NONE
Rooms
1
Bathrooms
2
Total area
2,712 SF
Lot
0.12 ac (5,227 SF)
Zoning code
HC
APN
060-212-003
UPID
US09-1399249
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
HC · Grover Beach, CA
Zoning HC · permitted uses
HC · 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
RETAIL STORES Current
Est. value
$1.0M
RETAIL STORES Current
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
1975
Construction
WOOD
Heating
NONE
Rooms
1
Bathrooms
2
Lot
0.12 ac
Current owner
From public records · entity-resolved
Proverbs 16 3 Trust
Trust
Mailing address
1300 PRICE ST, PISMO BEACH, CA 93449-2218
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 15, 2017
—
Proverbs 16 3 Trust
Price Warner Robles LLC 346
Quit Claim Deed
—
Sep 26, 2013
—
Price Warner Robles 346 LLC
Sterling Duke & L Fam Trust
Grant Deed
—
Oct 21, 2011
$375,000
Sterling Duke & L Family Trust
Coast Natl Bk
Grant Deed
$249,000 · Heritage Oaks Bank
Jun 17, 2011
—
Natl Bk Coast
Bailey C J Family Trust
Deed In Lieu Of Foreclosure
related
—
Mar 12, 2004
—
Bailey,tr
Bailey,curtis J
Quit Claim Deed
related
—
May 29, 1998
$81,000
Curtis J Bailey
Clemens,nancy
Grant Deed
$82,000 · Coast National Bank
—
—
Curtis J Bailey
—
Deed Of Trust
related
$150,000 · Coast National Bank
—
—
Bailey Curtis J Family Trust
—
Deed Of Trust
related
$344,972 · Coast National Bank
—
—
Bailey Curtis J Family Trust
—
Deed Of Trust
related
$100,000 · Coast National Bank
—
—
Bailey Curtis J Family Trust
—
Deed Of Trust
related
$245,000 · Coast National Bank
—
—
Clemens Louis
—
Deed Of Trust
related
$96,000 · Mid State Bank
—
—
Baily Curtis J Family Trust
—
Deed Of Trust
related
$200,000 · Coast National 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.
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