302 S Mason, Arroyo Grande, California 93420, Arroyo Grande, 93420 - 4 bed, 3 bath
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302 S Mason
Arroyo Grande, California 93420
ACTIVE UNDER CONTRACT
CONDITION: GOOD
4Beds
3Baths
1,670Sq Ft
6,750Lot Size
Property Price
LIST PRICE$1,145,000
EST. MARKET VALUE
$1,028,850
11% AboveMARKET VALUE
SUMMARY
This Victorian Single Family Residence represents a High-Potential Investment Opportunity, listed at $1,195,000—positioned well above the $1,052,438 Fair Market Value by -13%. While currently priced above market, the property features a Condition Rating of 3, offering a modern kitchen and a versatile detached cottage for rental income. Located in the heart of the Village of Arroyo Grande, this asset provides a unique blend of historic character and modern utility. It is an ideal acquisition for Buy-and-Hold Investors or Owner-Occupants seeking a property with significant income-generating potential.
Estimated Market Value
$1,028,850
Based on Realkey algorithm analyzing recent comparable sales in Arroyo Grande.
Comparable Sales Map
Comparables within 1 miles sold in recently
Map unavailable.
| Address | Sold Price | Beds | Baths | Sq Ft | $/Sqft | Distance |
|---|---|---|---|---|---|---|
★ 302 S Mason Subject 4 bd · 3 ba · 1,670 sqft · $616 | $1,145,000* List Price | 4 | 3 | 1,670 | $616 | - |
A 330 Stagecoach Sold 4 bd · 2 ba · 1,713 sqft · $628 · 0.9 mi | $1,075,000 | 4 | 2 | 1,713 | $628 | 0.9 mi |
B 430 Spanish Moss Sold 3 bd · 2 ba · 1,700 sqft · $653 · 1.0 mi | $1,110,000 | 3 | 2 | 1,700 | $653 | 1.0 mi |
C 327 Stillwell Drive Sold 3 bd · 2 ba · 1,758 sqft · $754 · 0.4 mi | $1,325,000 | 3 | 2 | 1,758 | $754 | 0.4 mi |
D 407 Chaparral Sold 4 bd · 2 ba · 1,575 sqft · $610 · 0.9 mi | $960,000 | 4 | 2 | 1,575 | $610 | 0.9 mi |
E 414 Orchard Street Sold 4 bd · 3 ba · 2,076 sqft · $542 · 0.3 mi | $1,125,000 | 4 | 3 | 2,076 | $542 | 0.3 mi |
F 411 Spanish Moss Sold 3 bd · 2 ba · 1,608 sqft · $550 · 0.9 mi | $885,000 | 3 | 2 | 1,608 | $550 | 0.9 mi |
G 617 Cornwall Active 3 bd · 1 ba · 1,696 sqft · $516 · 0.8 mi | $875,000 List Price | 3 | 1 | 1,696 | $516 | 0.8 mi |
* Subject property listed price vs sold prices of comps.
Condition Analysis
See Full ReportOVERALL CONDITION SCORE
Good
TeardownExcellent
Property is move-in ready.
Despite the 1905 build date, the property is in well-maintained, move-in ready condition. It features a modern kitchen, updated interior paint, and well-preserved original hardwood floors. The inclusion of a detached cottage with fresh paint and a modern two-car garage suggests significant updates and maintenance within the 5-15 year range.
PROSSTRENGTHS & OPPORTUNITIES
- Prime Village Location
Situated in the heart of the Village of Arroyo Grande, this property offers exceptional walkability to local boutiques, fine dining, and the historic charm of the area.
- Versatile ADU Potential
The detached one-bedroom cottage provides excellent flexibility for generating rental income, hosting guests, or serving as a private professional home office.
- Historic Character & Modern Amenities
This 1905 Victorian preserves its original architectural integrity while offering modern luxuries like an oversized kitchen and a unique outdoor kitchen with a pizza oven.
CONSRISKS & DEFICIENCIES
- MLS Listing Discrepancy
Living area discrepancy between mls listing and other public or private record. mls listing living area = 1670, other record living area = 1144. Bedroom count discrepancy between mls listing and other public or private record. mls listing bedroom count = 4, other record bedroom count = 3.
- Extended Days on Market
With over 100 days on the market and multiple price reductions, the property may face buyer perception issues regarding its initial valuation and market momentum.
- Limited Main House Bathrooms
The main residence features only 1.5 bathrooms for three bedrooms, which may be a drawback for modern families seeking more convenience and privacy.
About 302 S Mason
Charming Victorian in the Heart of the Village of Arroyo Grande! Step into timeless charm with this beautifully maintained 3-bedroom, 1.5-bath Victorian home featuring original hardwood floors and classic architectural details throughout. Rich in character and history, this home offers a warm and inviting feel with thoughtfully preserved features. It's not often you'll find a home full of history, a oversized, modern kitchen and an indoor laundry room. The property also includes an adorable detached 1 bedroom and one bath cottage with fresh paint--what a perfect spot for guests, a studio, or home office--maybe even rental income - as well as a detached two-car garage. Beyond its charm and unbeatable Village of Arroyo Grande location, 302 Mason offers a compelling opportunity for expansion. A rare opportunity to add rental income or multigenerational living space in the heart of the Village of Arroyo Grande. Buyer to independently verify ADU/JADU eligibility, permitted uses, and required approvals with the City of Arroyo Grande. Enjoy outdoor living at its finest with a unique outdoor kitchen area complete with a pizza oven and interesting stonework. A classic white picket fence frames this storybook property, all ideally located in the highly sought-after Village of Arroyo Grande--close to shops, dining, and local charm.
Property Details
Public Facts
- Property Type
- Single Family Residence
- Year Built
- 1905
- Lot Size
- 6,750 Sq. Ft.
Interior
- Total Bedrooms
- 4
- Total Bathrooms
- 3 (3 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 |
|---|---|---|
| Beds | 4.0 | 3.5 |
| Baths | 3.0 | 2.8 |
| Square foot | 1,670 | 2,290.855 |
| Lot Size | 6,750 | 17,332.316 |
| Price | $1.15M | $1.21M |
| Price per sq ft | $686 | $575 |
| Built year | 1905 | 1994 |
| HOA | $0 | $155 |
| Days on market | 171 | 46 |
Pricing History
Listed for Sale
Sep 18, 2026
$1,145,000
$1,195,000
-4% Price Drop
Initial Listing
Price Change
Aug 14, 2026
$1,195,000
$1,249,000
-4% Price Drop
Initial Listing
Price Change
Jun 30, 2026
$1,249,000
$1,324,999
-6% Price Drop
Initial Listing
Price Change
Jun 12, 2026
$1,324,999
$1,350,000
-2% Price Drop
Initial Listing
Price Change
May 6, 2026
$1,350,000
Initial Listing
Sold
Aug 11, 2016
$725,000
Public Record
Sold
Aug 11, 2016
$133,000
Public Record
Sold
Nov 30, 2011
$580,000
Public Record
Sold
Mar 22, 2002
$399,000
Public Record
Sold
Apr 14, 1998
$204,000
Public Record