172 N 13th Street, Grover Beach, California 93433, Grover Beach, 93433 - 0 bed, 0 bath
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Grover Beach, California 93433
This High-Density Development Asset represents a strategic coastal acquisition with a List Price of $975,000. Although positioned above the $887,126 Fair Market Value of the current duplex, the pricing reflects the massive upside of the 20-unit development potential and 55-foot height allowance in the Lucia Mar Unified area. With a Condition Rating of 4, the existing units provide immediate cash flow during the entitlement process. Boasting Ocean Views and a prime corner location, this project is a high-value target for Real Estate Developers and Buy-and-Hold Investors.
Comparables within 1 miles sold in recently
| Address | Sold Price | Beds | Baths | Sq Ft | $/Sqft | Distance |
|---|---|---|---|---|---|---|
★ 172 N 13th Street Subject | $975,000* List Price | 0 | 0 | 1,660 | $534 | - |
A 560 S 12th Street Sold | $800,000 | 0 | 0 | 1,620 | $494 | 0.4 mi |
B 560 S 12th Street Sold | $800,000 | 4 | 2 | 1,620 | $494 | 0.4 mi |
C 866 Brighton Avenue Sold | $823,000 | 4 | 3 | 1,650 | $499 | 0.3 mi |
D 866 Brighton Ave Sold | $823,000 | 0 | 0 | 1,600 | $514 | 0.3 mi |
E 261 N 13th Active | $995,000 List Price | 0 | 0 | 1,476 | $674 | 0.1 mi |
* Subject property listed price vs sold prices of comps.
Property is moderate renovation needed.
Built in 1954, the property is currently functional and occupied but shows clear signs of age and dated finishes. While the listing mentions an updated kitchen, the photos reveal older oak-style cabinetry, laminate countertops, and white appliances from previous decades. The bathrooms feature dated tile and basic plastic inserts, and the units utilize older wall-mounted heating systems. The property is primarily marketed for its land value and development potential, reflecting that the existing structures, while maintained, require significant modernization to meet current market standards.
The property offers exceptional development upside with city approval for up to 20 units and a 55-foot height limit, allowing for a four-story structure with no setback requirements.
Situated on a prime corner lot close to the beach and shopping, the site provides potential for stunning ocean views from the upper floors and rooftop patio.
The property currently features two functional residential units and a separately rented garage, providing steady cash flow while the buyer navigates the development planning process.
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.
Maximizing the unit count requires strict adherence to city mandates, including a 590 sq ft maximum unit size and ground-floor parking requirements, which may limit design flexibility.
The existing solar energy system is leased and must be assumed by the buyer, which may be viewed as an additional long-term financial obligation or a complication during financing.
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!
No exterior & parking available.
No sensitive facilities data found.
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 0.0 | 0.0 | 50% |
| Baths | 0.0 | 0.0 | 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 | 16 | 166 | 20% |
Apr 6, 2026
$975,000
Initial Listing
Mar 31, 2006
$504,000
Public Record
Dec 29, 1993
$115,000
Public Record