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Property profile & analytics
OFF-MARKET
Estimated value
$930,000
Retail space
850 Grand Ave Grover Beach, CA 93433-2134
Individually Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-0944402
Property summary
AI-generated overview
This exceptional 3,750 square foot commercial property in Grover Beach, California, presents a unique investment opportunity. Located in the heart of the Central Business District at 850 W Grand Avenue, 93433, this well-maintained building offers versatile space ideal for various commercial uses. The property boasts durable epoxy floors, two bathrooms, and two heaters. Ample off-street parking ensures convenience for both employees and customers. The layout is adaptable, potentially accommodating multiple tenants, maximizing rental income or allowing for separate business operations. Its prime location within a vibrant commercial hub provides excellent visibility and accessibility, surrounded by shops, restaurants, and offices, ensuring high foot traffic and a thriving business environment. This property is listed at $1,275,000 and is available for sale or lease. The property's strategic location and adaptable design make it an attractive option for investors seeking a strong return or entrepreneurs looking for a thriving business location in a bustling area of San Luis Obispo County. This is a rare opportunity to acquire a well-situated commercial property in a high-demand area.
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1952
Construction
WOOD
Total area
3,750 SF
Lot
0.17 ac (7,500 SF)
Zoning code
CBD
APN
060-228-005
UPID
US09-0944402
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
$830k
CAP Approach
CAP
$935k
Comparable Approach
Comparable
$816k
Blend (final)
Blend
$930k
Owner & transaction history
Brian Marc Collins · 4 yrs held
Brian Marc Collins
since 2022
Last sale
$1.1M
6 recorded transactions
Zoning & alternative use
CBD · Grover Beach, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.5M
+11.4%
Office building
$1.4M
+4.3%
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
$815,000
ML approach
$830,000
CAP Approach
CAP Return
Estimation
6%
$1,015,000
6.5%
$935,000
7%
$870,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,385,000
Current use
MEDICAL BUILDING
$1,540,000
Change: +11% · Conversion: Difficult
OFFICE BUILDING
$1,440,000
Change: +4% · Conversion: Easy
Blend value · Realmo final
$930k
Range $837k – $1.02M · ±10% · vs last sale $1.09M (Apr 4 2022)
Last sale anchor
$1.09M
Apr 4 2022
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
$248 / 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
$11,515
Tax year 2024
Assessed value
$1,005,546
Assessed 2024
Previous assessed
$1,005,546
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$338,130
Assessed improvement
$667,416
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
1952
Construction
WOOD
Heating
NONE
Rooms
1
Bathrooms
2
Total area
3,750 SF
Lot
0.17 ac (7,500 SF)
Zoning code
CBD
APN
060-228-005
UPID
US09-0944402
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
CBD · Grover Beach, CA
Zoning CBD · permitted uses
CBD · 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
$1.4M
MEDICAL BUILDING
Est. value
$1.5M
OFFICE BUILDING
Est. value
$1.4M
RETAIL STORES Current
MEDICAL BUILDING
OFFICE BUILDING
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
1952
Construction
WOOD
Heating
NONE
Rooms
1
Bathrooms
2
Lot
0.17 ac
Current owner
From public records · entity-resolved
Brian Marc Collins
Individual
Mailing address
1364 PASEO LADERA LN, ARROYO GRANDE, CA 93420-5053
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
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
Apr 4, 2022
$1,091,500
Brian Marc Collins
Keith Garl
Grant Deed
$596,500 · Keith Garl
Apr 21, 2017
—
Keith Garl
Yamasaki,karen
Quit Claim Deed
related
—
Apr 21, 2017
$570,000
Keith Garl
Korn Trust
Grant Deed
—
Jul 9, 2009
$550,000
Korn Trust
Hullette R & E Family Trust
Grant Deed
—
May 6, 2009
—
Elayne H Hullette
Hullette,robert E
Affidavit Of Death
related
—
Aug 28, 2007
—
Hullette R & E Family Trust
Hullette,robert E & Elayne H
Quit Claim Deed
related
—
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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