172 N 13th Street, Grover Beach, California 93433, Grover Beach, 93433 - bed, bath
172 N 13th Street
Grover Beach, California 93433
Property Price
SUMMARY
Analysis of 172 N 13th Street, Grover Beach, California 93433 is currently available with a list price of $975,000. 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 Grover Beach 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 moderate renovation needed.
Built in 1954, the property is aged but functional and currently occupied by tenants. While the listing emphasizes its value as a 20-unit development site, the existing structures include an updated kitchen in Unit A and a well-maintained studio in Unit B. It meets the 'fair' criteria as an older property that has been maintained through regular upkeep and occasional updates rather than a full recent renovation.
PROSSTRENGTHS & OPPORTUNITIES
- High-Density Development Potential
The property offers exceptional upside with the ability to build up to 20 units across four levels (55-foot height limit) with no setback requirements, maximizing the utility of the corner lot.
- Prime Coastal Location
Situated in a fantastic Grover Beach corner location close to the beach and shopping, the site offers potential ocean views from the 2nd, 3rd, and 4th floors of a new development.
- Immediate Rental Income
The property features two existing units and a separately rented garage, providing immediate cash flow to offset holding costs while a buyer navigates the development and permitting process.
CONSRISKS & DEFICIENCIES
- MLS Listing Discrepancy
Lot size discrepancy between mls listing and other public or private record. mls listing lot size in square feet =6228, other record lot size in square feet = 5850. Living area discrepancy between mls listing and other public or private record. mls listing living area = 1660, other record living area = 1320.
- Solar Lease Assumption
The solar energy system is leased through Solar City and must be assumed by the buyer, which may complicate financing or be viewed as an ongoing financial liability.
- Development Due Diligence Requirements
While the city allows for high density, the buyer must conduct extensive due diligence regarding specific qualifications and guidelines, adding a layer of risk and complexity to the purchase.
About 172 N 13th Street
Excellent development opportunity in fantastic Grover Beach corner location loaded with potential! Currently 2 existing units & garage close to the beach & shopping! Unit A is 4 bedrooms, 3 baths, updated kitchen & large laundry room, small yard & storage sheds in back. Unit B is a 1 bedroom, 1 bath approx. 340 sq ft super cute studio. Garage is separately rented. Solar energy system is leased (Solar City) and to be assumed by the Buyer. Per the City of Grover Beach, building potential can go up 55 feet with bottom floor parking (3 levels above parking / 4 levels total) and no setbacks required. Per the city of Grover Beach, potential of 20 units and city will allow each unit to be 590 sq ft max, City requires 1 parking space per unit on ground floor. Potential for ocean views from 2nd, 3rd & 4th floors plus roof top/patio. Buyer to conduct their own due diligence with the City of Grover Beach and County of San Luis Obispo regarding property uses, guidelines & qualifications. PLEASE DO NOT TRESSPASS ON PROPERTY OR DISTURB TENANTS! THANK YOU!
Property Details
Public Facts
- Property Type
- Duplex
- Year Built
- 1954
- Lot Size
- 6,228 Sq. Ft.
Interior
- Total Bedrooms
- -
- Total Bathrooms
- -
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 | - | - | 50% |
| Baths | - | - | 50% |
| Square foot | 1,660 | 1,620 | 80% |
| Lot Size | 6,228 | 6,228 | 50% |
| Price | $975.0K | $823.0K | 80% |
| Price per sq ft | $587 | $499 | 80% |
| Built year | 1954 | 1975 | 20% |
| HOA | $0 | $0 | 50% |
| Days on market | 228 | 228 | 60% |
Pricing History
Listed for Sale
Jul 22, 2025
$975,000
Initial Listing
Sold
Mar 31, 2006
$504,000
Public Record
Sold
Dec 29, 1993
$115,000
Public Record