1365 Grandview Road, Sebastopol, CA 95472, Sebastopol, 95472 - 3 bed, 2 bath
1365 Grandview Road
Sebastopol, CA 95472
Property Price
SUMMARY
Analysis of 1365 Grandview Road, Sebastopol, CA 95472 is currently available with a list price of $3,250,000. The property maintains a Good Condition Rating (78/100), reflecting solid structural condition with well-maintained systems. The property presents an attractive opportunity for buyers seeking a move-in ready home. Located in a high-demand neighborhood within the Sebastopol 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.
Condition Analysis
OVERALL CONDITION SCORE
Property is move-in ready.
The 1951-built residence has been significantly updated and is move-in ready, featuring a functional kitchen with stainless steel appliances, updated bathrooms, and well-maintained hardwood and tile flooring. While the home is well-kept and suitable for immediate occupancy or rental, it lacks the ultra-modern finishes of a brand-new luxury build, aligning with the 'good' criteria for well-maintained systems and functional updates within an older structure.
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 = 392040, living area = 2551.
- Premium Vineyard Asset
The property includes approximately 7 acres of high-quality, established Pinot Noir and Syrah vines within the prestigious Green Valley/Russian River AVA, providing significant agricultural value and income potential.
- Exceptional Views and Location
Situated at the peak of Grandview Road in West County, the estate offers breathtaking panoramic views and a private, elevated setting in one of Sebastopol's most desirable areas.
CONSRISKS & DEFICIENCIES
- MLS Listing Discrepancy
Living area discrepancy between mls listing and other public or private record. mls listing living area = 2551, other record living area = 2604.
- Significant Capital Requirement
At a $3.25M price point for a 1951 structure, buyers seeking a modern luxury lifestyle will likely need to invest substantial additional capital for major remodeling or new construction.
- Agricultural Management Overhead
The maintenance of a 7-acre commercial-grade vineyard requires specialized knowledge and ongoing operational costs, which may be a burden for buyers not interested in active viticulture.
About 1365 Grandview Road
If you're looking for a property in west county with incredible views and tons of potential, this is it! Located at the top of aptly named Grandview Road, this +/- 9-acre parcel includes an updated residence and +/- 7.00 acres of high-quality Green Valley/Russian River vineyard consisting of 3.83 acres of Pinot Noir and 3.17 acres of Syrah - all planted in 2001. Live in, remodel or rent out the house while you design and build your dream west county estate!
Property Details
Public Facts
- Property Type
- Single Family Residence
- Year Built
- 1951
- Lot Size
- 392,040 Sq. Ft.
Interior
- Total Bedrooms
- 3
- Total Bathrooms
- 2 (2 Full, 0 Half)
Exterior & Parking
No exterior & parking available.
Utilities & Misc
- HOA Fee
- $0 / Month
Neighborhood Insights
Sensitive Facilities
No sensitive facilities data found.
Neighborhood Comparison
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 3.0 | 3.0 | 50% |
| Baths | 2.0 | 2.0 | 50% |
| Square foot | 2,551 | 1,954 | 69% |
| Lot Size | 392,040 | 54,886 | 88% |
| Price | $3.25M | $1.18M | 96% |
| Price per sq ft | $1.3K | $650 | 98% |
| Built year | 1951 | 1965 | 34% |
| HOA | $0 | $0 | 50% |
| Days on market | 50 | 183 | 8% |
Pricing History
Listed for Sale
Jan 16, 2026
$3,250,000
Initial Listing
Sold
Jul 18, 2001
$925,000
Public Record