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Property profile & analytics
OFF-MARKET
Estimated value
$1,260,000
Apartment buildings
875 Longbranch Ave Grover Beach, CA 93433-2442
Entity Owned
9-yr Hold
Free & Clear
Property ID
US09-1921600
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1985
Construction
WOOD
Total area
5,236 SF
Lot
0.22 ac (9,550 SF)
Zoning code
R3
APN
060-229-018
UPID
US09-1921600
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
$1.56M
Comparable Approach
Comparable
$831k
Blend (final)
Blend
$1.26M
Owner & transaction history
Family Care Network INC · 9 yrs held
Family Care Network INC
since 2017
7 recorded transactions
Zoning & alternative use
R3 · Grover Beach, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$2.1M
+6.7%
Office building
$2.0M
+3.8%
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%
$1,685,000
6.5%
$1,555,000
7%
$1,445,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,940,000
Current use
INDUSTRIAL (GENERAL)
$2,070,000
Change: +7% · Conversion: Difficult
OFFICE BUILDING
$2,015,000
Change: +4% · Conversion: Moderate
RETAIL STORES
$1,930,000
Change: -1% · Conversion: Difficult
Blend value · Realmo final
$1.26M
Range $1.13M – $1.39M · ±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
$241 / 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 2022Property tax & assessments
Tax year 2022
Assessed value
$1,338,619
Assessed 2023
Previous assessed
$1,312,373
+2.0% YoY
Assessed land
$474,093
Assessed improvement
$864,526
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1985
Construction
WOOD
Heating
NONE
Rooms
23
Bathrooms
7
Total area
5,236 SF
Lot
0.22 ac (9,550 SF)
Zoning code
R3
APN
060-229-018
UPID
US09-1921600
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
R3 · Grover Beach, CA
Zoning R3 · permitted uses
R3 · 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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$1.9M
INDUSTRIAL (GENERAL)
Est. value
$2.1M
OFFICE BUILDING
Est. value
$2.0M
RETAIL STORES
Est. value
$1.9M
APARTMENT HOUSE (5+ UNITS) Current
INDUSTRIAL (GENERAL)
OFFICE BUILDING
RETAIL STORES
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
1985
Construction
WOOD
Heating
NONE
Rooms
23
Bathrooms
7
Lot
0.22 ac
Current owner
From public records · entity-resolved
Family Care Network INC
Entity
Free & Clear · 9 yrs held
Mailing address
1255 KENDALL RD, SAN LUIS OBISPO, CA 93401-8750
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 11, 2019
—
Family Care Network INC
—
Deed
related
$119,000 · Miscellaneous Govt Agcy
Mar 28, 2017
$1,200,000
Family Care Network INC
Harvey Of Neubauer Family Trust
Grant Deed
—
Jun 13, 2012
—
Harvey Of Neubauer Family Trust
Harvey Family Trust
Quit Claim Deed
related
—
Dec 22, 2005
—
Harvey Ben Trust
Harvey Family Trust
Quit Claim Deed
related
—
May 12, 2005
—
Joanne L Harvey
Harvey,ben E
Affidavit Of Death
related
—
Apr 17, 1996
$330,000
Harvey Trust
Flood Trust
Grant Deed
—
Aug 9, 1994
—
Flood Trust
Flood,daryl L &
Quit Claim Deed
related
—
Jun 17, 1994
—
Daryl L Flood
Flood Trust
Quit Claim Deed
related
$240,000 · San Francisco Federal S & L
—
—
Family Care Network INC
—
Deed Of Trust
related
$119,000 · Miscellaneous Govt Agcy
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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