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Property profile & analytics
OFF-MARKET
Estimated value
$1,615,000
Retail space
618 Grand Ave Arroyo Grande, CA 93420-3240
Entity Owned
8-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-1419337
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1958
Construction
WOOD
Total area
5,808 SF
Lot
0.36 ac (15,682 SF)
Zoning code
RS
APN
006-165-022
UPID
US09-1419337
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
$1.45M
Comparable Approach
Comparable
$1.65M
Blend (final)
Blend
$1.62M
Owner & transaction history
618 Grand Ave LLC · 8 yrs held
618 Grand Ave LLC
since 2018
7 recorded transactions
Zoning & alternative use
RS · Arroyo Grande, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
This district is intended as an area for development of moderate sized lot, single family detached residential dwelling units at a maximum allowable density of 2.5 dwelling units per gross acre
Zone name
Residential Suburban
General category
RESIDENTIAL
Zone area
294.05 ac
Source
Realmo
Top alternative use upside
Auto repair, garage
$2.7M
+24.0%
Medical building
$2.4M
+11.4%
Industrial (general)
$2.3M
+7.2%
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%
$1,575,000
6.5%
$1,450,000
7%
$1,350,000
Alternative Use
Use
Estimation
RETAIL STORES
$2,140,000
Current use
AUTO REPAIR, GARAGE
$2,655,000
Change: +24% · Conversion: Difficult
MEDICAL BUILDING
$2,385,000
Change: +11% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$2,295,000
Change: +7% · Conversion: Difficult
OFFICE BUILDING
$2,235,000
Change: +4% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$2,150,000
Change: +1% · Conversion: Difficult
Blend value · Realmo final
$1.62M
Range $1.45M – $1.78M · ±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
$278 / 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
$17,891
Tax year 2024
Assessed value
$1,695,584
Assessed 2024
Previous assessed
$1,695,584
+0.0% YoY
Effective rate
1.06%
On assessed value
Assessed land
$624,688
Assessed improvement
$1,070,896
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
1958
Construction
WOOD
Heating
NONE
Bathrooms
3
Total area
5,808 SF
Lot
0.36 ac (15,682 SF)
Zoning code
RS
APN
006-165-022
UPID
US09-1419337
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
RS · Arroyo Grande, CAZoning RS · permitted uses
RS · Arroyo Grande, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
This district is intended as an area for development of moderate sized lot, single family detached residential dwelling units at a maximum allowable density of 2.5 dwelling units per gross acre
Zone name
Residential Suburban
General category
RESIDENTIAL
Zone area
294.05 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$2.1M
AUTO REPAIR, GARAGE
Est. value
$2.7M
MEDICAL BUILDING
Est. value
$2.4M
INDUSTRIAL (GENERAL)
Est. value
$2.3M
OFFICE BUILDING
Est. value
$2.2M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.2M
RETAIL STORES Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
INDUSTRIAL (GENERAL)
OFFICE BUILDING
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
1958
Construction
WOOD
Heating
NONE
Bathrooms
3
Lot
0.36 ac
Current owner
From public records · entity-resolved
618 Grand Ave LLC
Entity
Free & Clear · 8 yrs held
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 28, 2023
—
618 Gerand Avenue LLC
—
Deed
related
$400,000 · Bbcn Bank
Jun 11, 2018
—
618 Grand Ave LLC
Adamo,luai
Quit Claim Deed
related
—
Aug 4, 2016
$1,490,000
Luai Adamo
620 Grand Avenue LLC
Grant Deed
$600,000 · Wilshire Bank
Aug 4, 2016
—
Luai Adamo
Tami,sandi
Quit Claim Deed
related
—
Apr 30, 2015
$975,000
620 Grand Avenue LLC
Hayashi Akio Family Trust
Grant Deed
$775,000 · Hayashi Akio Family Trust (pt)
Dec 11, 2009
—
Hayashi Akio Family Trust
Hayashi,akio
Quit Claim Deed
related
—
Dec 1, 2009
—
Akio Hayashi
Brothers Investment
Grant Deed
—
Aug 13, 2004
—
Brothers Investment Co
—
Deed Of Trust
related
$1,500,000 · 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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