Furnished Home Near Beach and
For Sale
$535,000
Pending
140 99 S Dolliver 99, Pismo Beach, CA 93449
Furnished 3-bed, 2-bath home near the beach and pier.
Property Size1,440 SF
Lot Size0.08 Acres
Days on Market268
Property Features for 140 99 S Dolliver 99
General Information
Standard status
Pending
Size
1,440 SF
Lot size
0.08 Acres
Property subtype
Other
Building Details
Building Size
1,440 SF
Year Built
1976
Listing Agency:
(559) 685-1110
Listed By:
Greg Beck · License #00834850
(559) 685-1110
Source:
Elliman
Added: Nov 28, 2025
Changed: Aug 12
Last Checked: Aug 22 at 9:49AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Greg Beck
Investment Insights
Based on property information with market context.
This well-cared-for, furnished home is a short walk from the beach and pier. It features 3 bedrooms and 2 bathrooms, along with dual-pane windows and a large covered front porch ideal for enjoying sunrises and sunsets. The property includes a spacious rear yard, ready for customization. Located in a gated senior shared-owned park, the community is well-maintained and offers amenities such as a clubhouse, heated pool, indoor heated spa, workout room, car wash, and billiard table. The price includes one equal share, and the park has a monthly operational fee which covers full use of all amenities, common areas, water, and sewer. Trash, cable, and property taxes are billed separately. The property will have a new roof installed prior to the close of escrow.
Key Highlights
- Short walk to the beach and pier.
- Price includes new roofing prior to close of escrow.
- Comes completely furnished.
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$27,799
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
5.20%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$555,980
$556.0K
Cap Rate 7%
$397,129
$397.1K
Cap Rate 9%
$308,878
$308.9K
Market Conditions
NOI Build-Up for 1,440 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$51.8K $36.00/SF
− Vacancy
−$1.3K −$0.90/SF
EGI
$50.5K $35.10/SF
− OpEx
−$22.7K −$15.80/SF
NOI
$27.8K $19.31/SF
Area
San Luis Obispo County, CA
Vacancy
2.50%
Lease Rate
$36.00 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$555,980
Cap Rate 7%
$397,129
Cap Rate 9%
$308,878
Alternative Uses
Best Use
Apartment 5plus
$397.1K
$347.5K – $463.3K
NOI $27,799 @ 7.0% cap · market cap 5.20%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$566.3K
$495.5K – $660.7K
NOI $39,643 @ 7.0% cap · market cap 7.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
55
Businesses Nearby
Explore this area
Business Placement
Demographics for 93449, CA
8,096
Population
6,060
Households
1.3
Avg Household Size
55
Median Age
50%
College-Educated
98%
High-School Grad
9.9 sq mi
ZIP Area
818
Density / Sq Mi
$112,913
Median Household Income
$62,440
Median Earnings
$2,298
Median Rent
$992,900
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mobile home & RV park - Furnished 3-bed, 2-bath home near the beach and pier.
Where is this mobile home & rv park located?
The property is located at 140 99 S Dolliver 99 Pismo Beach, CA.
What is the asking price?
The asking price for this property is $535,000.
What are key features of this property?
This property features: Short walk to the beach and pier.; Price includes new roofing prior to close of escrow.; Comes completely furnished.
