232 Robles Road, Arroyo Grande, California 93420, Arroyo Grande, 93420 - 3 bed, 3 bath
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Arroyo Grande, California 93420
This Value-Add Hilltop Asset is a High-Potential Investment Opportunity in the desirable West-of-101 neighborhood. Listed at $799,000, the price reflects the $759,068 Fair Market Value and a Condition Score of 5, accounting for significant deferred maintenance and rehabilitation needs. The property offers Sweeping City and Hill Views, an Oversized 3-Car Garage, and a 10,000 sq ft lot with clear ADU Potential. Located within the Lucia Mar Unified School District, this project is an ideal acquisition for Fix-and-Flip Investors or Contractors looking to force appreciation in a premium coastal market.
Comparables within 1 miles sold in recently
| Address | Sold Price | Beds | Baths | Sq Ft | $/Sqft | Distance |
|---|---|---|---|---|---|---|
★ 232 Robles Road Subject | $799,000* List Price | 3 | 3 | 2,008 | $343 | - |
A 1245 Newport Sold | $830,000 | 3 | 2 | 1,866 | $445 | 0.2 mi |
* Subject property listed price vs sold prices of comps.
Property is extensive renovation needed.
Built in 1987, this property exhibits significant deferred maintenance and requires a comprehensive rehabilitation. The kitchen is in poor condition with missing cabinet panels, outdated appliances, and failing vinyl flooring. Bathrooms feature aged fixtures and worn vanities. Throughout the home, carpets are heavily stained, walls require repair, and the exterior decking shows signs of weathering and neglect. The listing description explicitly identifies the property as a renovation project for investors or those seeking to build sweat equity.
The property has a large lot size, which is more than 4 times of its living area. lot size in square feet = 10000, living area = 2008.
Situated in the highly desirable West-of-101 neighborhood, this property offers a rare hilltop position with sweeping views of Arroyo Grande, Grover Beach, and coastal sunsets.
Priced to reflect its current condition, the home provides a fantastic opportunity for investors or owners to build instant sweat equity through renovation in a high-value area.
The property has documented deferred maintenance, which will require immediate capital investment and oversight for repairs and structural updates.
With its 1987 original design and 'as-is' appeal, the home requires a comprehensive cosmetic and functional overhaul to meet modern standards and maximize market competitiveness.
Welcome to 232 Robles Place, truly a compelling opportunity for both investors and owner-occupants looking to capitalize on Arroyo Grande’s strong coastal market. A rare hilltop opportunity in one of Arroyo Grande’s most desirable West-of-101 neighborhoods, just minutes from the Village, Oak Park Boulevard, Highway 101, and the Central Coast’s best beaches. This two-story home offers approximately 2,008 sq ft of living space on an expansive 10,000 sq ft lot, with ample room for outdoor living, gardening, and possibly an ADU - Check with the city of Arroyo Grande. All while enjoying sweeping views over Arroyo Grande and Grover Beach. The property also has an oversized 3-car garage. The 3-bedroom, 3-bath layout includes a separate family room, kitchen with island and walk-in pantry, and multiple deck and porch areas that invite you to relax and take in the coastal sunsets and city lights. With solid bones and a traditional design, great for those looking to build instant equity in a sought-after location surrounded by renovated and higher-priced homes with a view. The price reflects some deferred maintenance and offers a fantastic opportunity to bring your vision, add value through renovation, and build sweat equity in a highly sought-after coastal neighborhood.
No exterior & parking available.
No sensitive facilities data found.
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 3.0 | 3.0 | 50% |
| Baths | 3.0 | 3.0 | 50% |
| Square foot | 2,008 | 2,008 | 50% |
| Lot Size | 10,000 | 10,000 | 50% |
| Price | $799.0K | $1.13M | 20% |
| Price per sq ft | $398 | $537 | 5% |
| Built year | 1987 | 1990 | 43% |
| HOA | $0 | $0 | 50% |
| Days on market | 47 | 169 | 6% |
Mar 6, 2026
$799,000
Initial Listing
Jan 20, 2010
$180,000
Public Record