403 Beech, Arroyo Grande, California 93420, Arroyo Grande, 93420 - 4 bed, 3 bath
403 Beech
Arroyo Grande, California 93420
Property Price
SUMMARY
Estimated Market Value
Comparable Sales Map
Comparables within 1 miles sold in recently
| Address | Sold Price | Beds | Baths | Sq Ft | $/Sqft | Distance |
|---|---|---|---|---|---|---|
★ 403 Beech Subject | $1,250,000* List Price | 4 | 3 | 2,496 | $488 | - |
A 852 Willow Sold | $990,000 | 4 | 3 | 2,386 | $415 | 0.3 mi |
B 432 California Street Sold | $1,170,000 | 4 | 3 | 2,359 | $496 | 0.9 mi |
C 280 Chelsea Court Sold | $975,000 | 3 | 2 | 2,154 | $453 | 0.9 mi |
D 334 Corona Del Terra Sold | $1,568,000 | 3 | 5 | 2,611 | $601 | 0.9 mi |
E 612 Gaynfair Active | $949,000 List Price | 3 | 2 | 1,700 | $558 | 0.3 mi |
* Subject property listed price vs sold prices of comps.
Condition Analysis
OVERALL CONDITION SCORE
Property is move-in ready.
The property is move-in ready and features a modernized kitchen with an expansive island and updated living areas. While originally built in 1949, it has undergone significant updates that blend mid-century craftsmanship with contemporary functionality. The interior is well-maintained with a functional layout, and the exterior includes high-value infrastructure like RV hookups, though it retains some vintage character rather than being a complete new-build.
PROSSTRENGTHS & OPPORTUNITIES
- ADU and RV Infrastructure
The oversized lot features a concrete RV landing with full utility hookups and benefits from a streamlined approval process for ADUs, offering significant potential for rental income or multi-generational living.
- Modernized Functional Layout
The interior boasts a contemporary kitchen with an expansive island and a large flex space suitable for a home office or studio, successfully blending 1950s character with modern living requirements.
- Desirable Established Location
Situated in a prime East Arroyo Grande neighborhood, the property is within walking distance of top-rated schools and provides convenient access to Central Coast beaches, wineries, and major highways.
CONSRISKS & DEFICIENCIES
- Vintage Infrastructure Risks
Given the 1949 construction date, the property may have underlying aged systems or structural elements that require more intensive maintenance or updates compared to newer builds.
- Recent Price Correction
A recent reduction from the original list price suggests the property faced initial market resistance, which may impact buyer perception of value and future appreciation potential.
About 403 Beech
Overview: 403 Beech Street is a well-cared-for home in one of East Arroyo Grande’s most established neighborhoods. Set on an oversized lot beneath a mature oak, the property reflects years of thoughtful ownership, blending 1950s craftsmanship with modern, everyday functionality. Residence: The home offers approximately 2,400 square feet with 4 bedrooms and 3 bathrooms. The entry opens to a modernized kitchen, living, and dining area anchored by an expansive island. The layout transitions from a formal front living room into a large flex space currently used as a home office, music, art, and workout studio. Light-filled interiors prioritize comfort, usability, and long-term livability over passing trends. Additional details regarding improvements and upgrades are available in the MLS supplemental section or by request. Lot & Outdoor Space: The 8,960 square foot lot is a defining feature. Landscaped front and backyard spaces provide room to entertain or unwind. A concrete RV landing includes power, water, and sewage hookups, adding meaningful infrastructure. Combined with Arroyo Grande’s streamlined approval process for preapproved one- and two-bedroom ADU designs, the property offers clear potential for added income or flexible living. Location: Located within the Lucia Mar School District, the home is walking distance to Margaret Harloe Elementary and approximately one mile from Arroyo Grande High School. Convenient access to Highway 1 and Highway 101 places beaches, wineries, and Central Coast amenities within easy reach.
Property Details
Public Facts
- Property Type
- Single Family Residence
- Year Built
- 1949
- Lot Size
- 8,960 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 | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 4.0 | 3.0 | 63% |
| Baths | 3.0 | 3.0 | 50% |
| Square foot | 2,496 | 2,149.5 | 65% |
| Lot Size | 8,960 | 9,156 | 46% |
| Price | $1.25M | $1.20M | 54% |
| Price per sq ft | $501 | $562 | 30% |
| Built year | 1949 | 1993 | 8% |
| HOA | $0 | $0 | 50% |
| Days on market | 29 | 184 | 1% |
Pricing History
Listed for Sale
Feb 25, 2026
$1,250,000
Initial Listing
Price Change
Feb 6, 2026
$1,295,000
Initial Listing
Sold
May 6, 2019
$670,000
Public Record
Sold
Apr 26, 2013
$485,000
Public Record