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Property profile & analytics
OFF-MARKET
Estimated value
$565,000
Turn key restaurants
359 Grand Ave Grover Beach, CA 93433-1940
Trust Owned
8-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-5128483
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1948
Construction
WOOD
Total area
7,222 SF
Lot
0.86 ac (37,500 SF)
Zoning code
CCV
APN
060-211-032
UPID
US09-5128483
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
$425k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$705k
Blend (final)
Blend
$565k
Owner & transaction history
Stearns Family Trust · 8 yrs held
Stearns Family Trust
since 2018
5 recorded transactions
Zoning & alternative use
CCV · 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
$425,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$565k
Range $509k – $622k · ±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
$78 / 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
$16,657
Tax year 2024
Assessed value
$1,454,545
Assessed 2024
Previous assessed
$1,454,545
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$820,233
Assessed improvement
$634,312
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1948
Construction
WOOD
Heating
NONE
Total area
7,222 SF
Lot
0.86 ac (37,500 SF)
Zoning code
CCV
APN
060-211-032
UPID
US09-5128483
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
CCV · Grover Beach, CAZoning CCV · permitted uses
CCV · Grover Beach, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1948
Construction
WOOD
Heating
NONE
Lot
0.86 ac
Current owner
From public records · entity-resolved
Stearns Family Trust
Trust
Mailing address
1999 SHELL BCH RD, PISMO BEACH, CA 93449-1815
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
Jun 2, 2023
—
David W Stearns
—
Deed
related
$1,745,000 · Community Bank Of Santa Maria
May 9, 2018
$1,332,000
Stearns Family Trust
Mongol Ventures INC
Grant Deed
$345,000 · Mongo's Ventures INC
Nov 12, 2014
—
Mongos Ventures INC
Allen Bunfill The 3rd LLC
Quit Claim Deed
related
—
May 10, 2013
$1,000,000
Mongos Ventures INC
D & L Hughes LLC
Grant Deed
$999,000 · Hughes Trust (pt)
—
—
Mongos Ventures INC
—
Deed Of Trust
related
$175,000 · Dave Stearns
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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