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Property profile & analytics
OFF-MARKET
Estimated value
$3,435,000
Commercial land
950 El Camino Real Grover Beach, CA 93433-1449
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2316944
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Total area
816 SF
Lot
4.09 ac (178,160 SF)
Zoning code
CPC
APN
060-011-036
UPID
US09-2316944
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
$3.52M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.44M
Owner & transaction history
Excel Grover Beach LP · 4 yrs held
Excel Grover Beach LP
since 2021
Last sale
$3.3M
7 recorded transactions
Zoning & alternative use
CPC · 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
$3,730,000
ML approach
$3,520,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$3.44M
Range $3.09M – $3.78M · ±10% · vs last sale $3.25M (Sep 7 2021)
Last sale anchor
$3.25M
Sep 7 2021
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
$4,210 / 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
$59,334
Tax year 2024
Assessed value
$5,181,300
Assessed 2024
Previous assessed
$5,181,300
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$3,355,290
Assessed improvement
$1,826,010
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Heating
NONE
Rooms
6
Bathrooms
1
Total area
816 SF
Lot
4.09 ac (178,160 SF)
Zoning code
CPC
APN
060-011-036
UPID
US09-2316944
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
CPC · Grover Beach, CAZoning CPC · permitted uses
CPC · 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
Heating
NONE
Rooms
6
Bathrooms
1
Lot
4.09 ac
Current owner
From public records · entity-resolved
Excel Grover Beach LP
Entity
Mailing address
10174 OLD GRV RD STE #200, SAN DIEGO, CA 92131-1652
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
23 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 28, 2023
—
Excel Grover Beach LP
—
Deed
related
$17,650,000 · Tri Counties Bank
Sep 7, 2021
$3,250,000
Excel Grover Beach LP
Lon Oak Gb LLC
Grant Deed
—
May 5, 2021
—
Lone Oak Gb LLC
Lone Oak Fund LLC
Grant Deed
—
Nov 10, 2020
$3,161,192
Lone Oak Fund LLC
Peak Foreclosure Svcs INC|grover Beach Capital LLC
Foreclosure
related
—
Sep 8, 2020
—
Grover Beach Capital LLC
—
Deed
related
$5,000,000 · Msl Family Trust
Aug 18, 2020
—
Grover Beach Capital LLC
—
Deed
related
$1,000,000 · Robert Cowan
Apr 5, 2019
—
Grover Beach Capital LLC
—
Deed
related
$3,000,000 · Lone Oak Fund
May 16, 2018
—
Grover Beach Capital LLC
—
Deed
related
$2,080,000 · West Bay Cap
May 30, 2017
—
Grover Beach Capital LLC
—
Deed
related
$2,000,000 · Hsueh Family Living Tr (pt)
Sep 30, 2016
—
Grover Beach Capital LLC
—
Trustees Deed
related
$2,000,000 · Xiong Zhang
Apr 17, 2014
—
Grover Beach Capital LLC
Urban Commons El Camino Real
Grant Deed
—
Jan 22, 2014
—
Commons El Camino Real Urban
Ccch LLC
Grant Deed
related
—
Feb 28, 2013
—
Commons El Camino Real Urban
City Natl Bk
Grant Deed
$500,000 · First Choice Bank
May 16, 2011
$1,112,000
City Natl Bk
Stewart Default Services
Trustees Deed
related
—
Dec 1, 2005
$1,460,000
Grover Beach Inn-vestment LLC
White Gary & C Trust
Grant Deed
$300,000 · Heritage Oaks Bank
Jun 14, 2005
—
Davis Debra Family Trust
Davis,debra
Quit Claim Deed
related
—
Aug 19, 2002
—
White,tr
White,gary L Tr
Quit Claim Deed
related
—
—
—
Grover Beach Capital LLC
—
Deed Of Trust
related
$2,000,000 · Hsueh Family Living Tr (pt)
—
—
Grover Beach Inn-vestment LLC
—
Deed Of Trust
related
$11,839,878 · Imperial Capital Bank
—
—
Grover Beach Capital LLC
—
Deed Of Trust
related
$1,000,000 · Robert Cowan
—
—
Grover Beach Capital LLC
—
Deed Of Trust
related
$5,000,000 · Msl Family Trust
—
—
Grover Beach Capital LLC
—
Deed Of Trust
related
$2,080,000 · West Bay Cap
—
—
Grover Beach Capital LLC
—
Deed Of Trust
related
$3,000,000 · Lone Oak Fund
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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