111 Vista, Arroyo Grande, California 93420, Arroyo Grande, 93420 - 3 bed, 3 bath

111 Vista
Arroyo Grande, California 93420
Property Price
SUMMARY
Analysis of 111 Vista, Arroyo Grande, California 93420 reveals a Fairly Priced Property with a current list price of $1,299,999 aligned with the estimated $1,299,999 Fair Market Value. This represents a stable investment opportunity at market rate. The property maintains a Fair Condition Rating (50/100), suggesting the property is in acceptable condition with potential for value enhancement through selective updates and improvements. Located in a high-demand neighborhood within the Arroyo Grande Unified School District, this asset is categorized as a low-risk, high-reward acquisition suitable for both Buy-and-Hold Investors and Owner-Occupants willing to undertake light renovation work.
Estimated Market Value
Comparable Sales Map
Comparables within 1 miles sold in recently
| Address | Sold Price | Beds | Baths | Sq Ft | $/Sqft | Distance |
|---|---|---|---|---|---|---|
★ 111 Vista Subject | $1,299,999* List Price | 3 | 3 | 3,798 | $342 | - |
A 840 Via Bandolero Sold | $1,510,000 | 5 | 4 | 3,456 | $437 | 0.6 mi |
* Subject property listed price vs sold prices of comps.
Condition Analysis
OVERALL CONDITION SCORE
Property is moderate renovation needed.
Built in 1988, the property is well-maintained and move-in ready but shows clear signs of its original era. The kitchen features dated oak-style cabinetry and older white appliances, while the bathrooms, despite functional updates like the ADA-compliant shower and whirlpool tub, retain older tile work and fixtures. The home has been maintained through regular upkeep rather than a comprehensive modern renovation, placing it firmly in the fair category based on its age and aesthetic.
PROSSTRENGTHS & OPPORTUNITIES
- High Available Lot Utilization
The property has a large lot size, which is more than 4 times of its living area. lot size in square feet = 17415, living area = 3798.
- Versatile ADU Configuration
The primary suite has been thoughtfully reimagined as a self-contained ADU with its own private entrance, kitchen, and living area, providing exceptional flexibility for rental income or multi-generational living.
- Expansive Custom Living Space
With nearly 3,800 square feet of living space on a third-acre lot, this custom home offers significant scale, abundant natural light, and a mature garden featuring a variety of fruit and avocado trees.
CONSRISKS & DEFICIENCIES
- Dated Construction Era
Built in 1988, the residence may require cosmetic or functional updates to meet the aesthetic preferences and efficiency standards of modern luxury buyers.
- Lack of Scenic Views
Despite its location on Vista Drive, the property listing indicates no specific scenic views, which may be a competitive disadvantage in a region known for its coastal and hillside vistas.
About 111 Vista
NEW PRICE FOR THE NEW YEAR! Welcome to 111 Vista Drive, located in the highly sought-after Oak Park Estates community. This custom-built residence offers 3,798 sq. ft. of comfortable living space on a private, beautifully landscaped lot of over one-third acre. A circular driveway leads you to the charming front entry, where decorative glass doors open into a spacious foyer. Inside, you’ll immediately appreciate the abundant natural light streaming through the home’s many windows. To the left of the entry,the inviting living room features a cozy fireplace and a peaceful sitting area overlooking the gardens—an ideal place to unwind with your favorite beverage. On the opposite side, you’ll find the well-appointed kitchen complete with a center island, generous cabinetry, and ample counter space. The kitchen flows seamlessly into the family room, offering another fireplace and easy access to the dining area—perfect for hosting family and friends. A door just off the family room leads to the back patio, where dining al fresco becomes part of your daily routine. A charming breakfast nook is the perfect spot to enjoy your morning coffee. The hallway to the bedrooms is lined with beautiful floor-to-ceiling cabinetry. The primary suite sits across from the two guest suites for optimal privacy and has been thoughtfully reimagined as an ADU. This versatile space features its own private courtyard entrance,galley kitchen,living room with fireplace, separate bedroom, and full bath with a soaking tub and dog secured fencing—ideal for multigenerational living, guests, or rental income. Down the hall, you’ll find two generous guest suites..One with a tub/shower combo, the tub being a whirlpool with in-line heater to keep that water nice and warm...while the other suite provides an ADA approved walk-in shower. Additional hallway amenities include a spacious walk-in closet and a separate linen closet. Step outside and enjoy the home’s private yard, featuring mature gardens, many fruits trees, avocado trees, tomato plants, grapes, meyer lemons and more with room to relax or garden to your heart’s content. A 2-car garage with one side providing a taller entry for your larger vehicles completes this exceptional property. Oak Park Estates is known for its extensive equestrian and walking trails, community park, and BBQ areas. Bring your horses—there’s a dedicated pasture ready for them to enjoy their best life.
Property Details
Public Facts
- Property Type
- Single Family Residence
- Year Built
- 1988
- Lot Size
- 17,415 Sq. Ft.
Interior
- Total Bedrooms
- 3
- Total Bathrooms
- 3 (3 Full, 0 Half)
Exterior & Parking
No exterior & parking available.
Utilities & Misc
- HOA Fee
- $550.0 / Month
Neighborhood Insights
Arroyo Grande Unified Schools
Ocean View Elementary School
Grades K-6 • 1.2 mi
Paulding Middle School
Grades 7-8 • 1.6 mi
Judkins Middle School
Grades 7-8 • 2.5 mi
Sensitive Facilities
No sensitive facilities data found.
Neighborhood Comparison
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 3.0 | 3.0 | 50% |
| Baths | 3.0 | 3.0 | 50% |
| Square foot | 3,798 | 2,149.5 | 90% |
| Lot Size | 17,415 | 9,373.5 | 62% |
| Price | $1.30M | $1.20M | 59% |
| Price per sq ft | $342 | $562 | 2% |
| Built year | 1988 | 1993 | 43% |
| HOA | $550.0 | $0 | 96% |
| Days on market | 103 | 184 | 18% |
Pricing History
Listed for Sale
Feb 25, 2026
$1,299,999
Initial Listing
Price Change
Nov 24, 2025
$1,599,000
Initial Listing













