Score
0Arroyo Grande, CA
1385 Corberosa Dr
2.2M
4 beds
4 baths
3,480 sqft
4 bd • 4 ba • 3,480 sf
This analysis was generated on 1/24/2025. It is for entertainment purposes only and should not be considered as real estate or investment advice.
List Price
$2,199,000
Price/Sq.Ft
$632
Year Built
1990
AI Property Analysis
A comprehensive evaluation of this property's features, market position, and investment potential.
The Good
This Mediterranean-style villa offers exceptional value with its 4.6-acre lot, priced at $631.90/sqft, which is competitive for luxury properties in Arroyo Grande. The 3,480 sqft living space is 40% larger than the area's average of 2,500 sqft for similar homes. The property boasts a flourishing orchard with 90 Hass avocado trees, providing potential additional income of $15,000-$20,000 annually based on current avocado prices. The private well offers significant water cost savings, estimated at $2,000-$3,000 per year compared to municipal water. The 1,206 sqft garage adds $60,000-$80,000 in value. The property's minimal flood risk (1/10) is exceptional, significantly lower than the area average of 3/10, potentially saving 15-20% on flood insurance premiums.
The Bad
The property has been on the market for 113 days, 62% longer than the average DOM of 70 for luxury homes in Arroyo Grande, suggesting potential overpricing or unique challenges. The current list price of $2,199,000 represents a 144% increase from its last sale price of $900,000 in 2006, which exceeds the area's average appreciation of 110% over the same period. The fire risk score of 6/10 is concerning, as it's higher than the area average of 4/10, potentially leading to increased insurance costs of $1,500-$2,000 annually. The property's age (built in 1990) may require updates to major systems within 5-10 years, with potential costs of $50,000-$75,000 for roof, HVAC, and plumbing upgrades.
The Ugly
The property's price history shows significant volatility, with multiple price changes and a 228.9% increase from its last listing in 2010, indicating potential market instability or overvaluation. The estimated annual insurance cost of $7,916.40 is 30% higher than the area average of $6,000 for similar properties, likely due to the elevated fire risk. The air quality risk score of 6/10 is concerning, with 10 bad air days per year, which could impact outdoor enjoyment and potentially lead to health issues. The property's rural location may result in higher maintenance costs, estimated at $10,000-$15,000 annually, due to the large acreage and avocado orchard upkeep. The well water, while cost-effective, may require regular testing and potential treatment, costing $500-$1,000 annually.
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Who is this property for?
These details are presented solely for entertainment purposes and are not meant to steer or limit any prospective buyer.
Best For
This property is ideal for affluent buyers with household incomes over $400,000, based on the estimated monthly ownership costs of $13,000-$15,000 (mortgage, taxes, insurance, maintenance). It's perfect for those seeking a luxury retreat with income potential from the avocado orchard. The 4.6-acre lot and spacious home suit multi-generational families or those who frequently entertain. Sustainability-minded buyers will appreciate the well water and potential for solar energy. The property is well-suited for remote workers or retirees looking for a serene, spacious environment with home office capabilities.
Not For
This property is not suitable for first-time homebuyers or those with incomes below $400,000 due to high ownership costs. It's impractical for buyers seeking low-maintenance living or those uncomfortable with rural property management. The property's size and upkeep requirements make it unsuitable for frequent travelers or those with limited time for property maintenance. Investors looking for immediate rental income may find better opportunities, as the luxury market in Arroyo Grande has a limited renter pool, with potential monthly rents of $5,000-$6,000 resulting in a low 3% cap rate.
Demographics
Area Median Income
$94,315
Property History
Price History
Ownership Timeline
$0Cash Purchase
Oct 11, 2022Silvia Ortiz, Silvia Ortiz TrustSilvia Ortiz, Silvia Ortiz Trust
Intrafamily Transfer
Non-Arm's Length Transactions
$0Financed
Mar 9, 2022Silvia Ortiz, Silvia Ortiz TrustSilvia Ortiz, Silvia Ortiz Trust
Intrafamily Transfer
Non-Arm's Length Transactions
$0Cash Purchase
Jul 20, 2019Silvia M Ortiz, Silvia OrtizSilvia Ortiz, Silvia Ortiz Trust
Intrafamily Transfer
Non-Arm's Length Transactions
$675,000Financed
Oct 15, 2010Andrew R Tellez, Judy M TellezSilvia M Ortiz
Grant Deed
Standard Sale (Purchase/Resales)
$900,000Financed
Nov 16, 2005Steven L Bailey, Janis L BaileyAndrew R Tellez, Judy M Tellez
Grant Deed
Standard Sale (Purchase/Resales)
$286,000Financed
May 8, 1996First Nationwide BankSteven L Bailey, Janis L Bailey
Grant Deed
Standard Sale (Purchase/Resales)
$339,616Cash Purchase
Feb 14, 1996Dennis L Lohof, Lara BattlesFirst Nationwide Bank, San Francisco Fsla
Trustees Deed
Foreclosure
Property Taxes
$7,577
2024 Tax Assessment
1.2%from previous year
Assessed Value$722,223
Tax Rate1.05%
Sunlight Analysis
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Sunlight Analysis
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Risk Assessment
Climate Risks
airMAJOR
10 bad air quality days per year
fireMAJOR
Insurance: Required
heatMODERATE
5 extreme heat days per year
98th percentile: 82°F
floodMINIMAL
FEMA Zone: Minimal Risk Area
Insurance: Optional
windMINIMAL
Insurance: Optional
Risk Analysis
The elevated fire risk (6/10) could lead to insurance premium increases of 20-30% over the next 5 years. The property's rural location may face future zoning changes or development pressures, potentially impacting privacy and value. Climate change could affect the avocado orchard's productivity, with a potential 10-15% yield reduction in the next decade. The well water supply may be impacted by ongoing drought conditions, potentially requiring deeper drilling or water rationing. The property's unique features and high price point limit the buyer pool, potentially leading to extended selling periods in future transactions. The air quality risk (6/10) may worsen due to climate change, potentially impacting outdoor livability and property value by 5-10% in the long term.
Insurance
Annual Cost
$7,916
$660 per month
Cost & Affordability
Monthly Costs
Breakdown of estimated monthly expenses for this property
Monthly Payment
$0
* Estimated at 1% of home value annually. Actual costs may vary.
Not Included in Estimate
• Utilities (electricity, gas, water, internet)
• Home improvements and upgrades
• Landscaping and yard maintenance
• Pest control and home services
• Emergency repairs and replacements
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$2,199 monthly
$660 monthly
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Schools
Financials
Monthly Costs
Market Rent (4 bed)
Get a detailed estimate on Zillow®$3,320
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Location & Comparables
Subject Property
Comparable Sales
Subject Property
Price
$2,199,000
Price/sqft
$632
Layout
4 bd•4 ba
Days on market
112 daysat time of analysis
Stats in the Area
Based on 6 comparable properties nearby
Average Price
$923,063
138.2%
Your price is 138.2% above average
Median Price
$950,000
131.5%
Based on 6 recent sales
Price per Sq.Ft
$255
147.8%
Your price is 147.8% above average $/sqft
Comparable Properties
| Address | Price | Sq.Ft | Beds | Baths | $/Sq.Ft | Sale Date |
|---|---|---|---|---|---|---|
| 815 Bear Canyon, Arroyo Grande, CA 93420 | $622,000 | 3,514 | 4 | 4 | $17772.0% | 9/22/2024 |
| 1025 Savannah Circle, Arroyo Grande, CA 93420 | $921,375 | 3,540 | 4 | 4 | $26058.8% | 9/24/2024 |
| 1055 Savannah Circle, Arroyo Grande, CA 93420 | $1,145,000 | 3,800 | 4 | 4 | $30152.3% | 9/25/2024 |
| 1321 Carpenter Canyon Road, Arroyo Grande, CA 93420 | $750,000 | 3,133 | 3 | 4 | $23962.1% | 9/22/2024 |
| 1341 Carpenter Canyon, Arroyo Grande, CA 93420 | $1,150,000 | 3,863 | 3 | 4 | $29852.9% | 9/25/2024 |
| 1006 Cougar Creek Way, Arroyo Grande, CA 93420 | $950,000 | 3,755 | 4 | 3 | $25360.0% | 9/21/2024 |
815 Bear Canyon, Arroyo Grande, CA 93420
Price: $622,000
Sq.Ft: 3,514
Beds/Baths: 4/4
$/Sq.Ft:
$17772.0%
Sale Date: 9/22/2024
1025 Savannah Circle, Arroyo Grande, CA 93420
Price: $921,375
Sq.Ft: 3,540
Beds/Baths: 4/4
$/Sq.Ft:
$26058.8%
Sale Date: 9/24/2024
1055 Savannah Circle, Arroyo Grande, CA 93420
Price: $1,145,000
Sq.Ft: 3,800
Beds/Baths: 4/4
$/Sq.Ft:
$30152.3%
Sale Date: 9/25/2024
1321 Carpenter Canyon Road, Arroyo Grande, CA 93420
Price: $750,000
Sq.Ft: 3,133
Beds/Baths: 3/4
$/Sq.Ft:
$23962.1%
Sale Date: 9/22/2024
1341 Carpenter Canyon, Arroyo Grande, CA 93420
Price: $1,150,000
Sq.Ft: 3,863
Beds/Baths: 3/4
$/Sq.Ft:
$29852.9%
Sale Date: 9/25/2024
1006 Cougar Creek Way, Arroyo Grande, CA 93420
Price: $950,000
Sq.Ft: 3,755
Beds/Baths: 4/3
$/Sq.Ft:
$25360.0%
Sale Date: 9/21/2024
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