Two-Bedroom Mobile
For Sale
$469,000
149-140 Dolliver St, Pismo Beach, CA 93449
Well-maintained home with a deck, storage shed, and outdoor areas in a gated 55+ coastal community.
Property Size1,344 SF
Price / SF$348.96
Days on Market92
Property Features for 149-140 Dolliver St
General Information
Standard status
Active
Size
1,344 SF
Property subtype
Manufactured In Park
Additional Details
HOA Fee
$250
Amenities
heated pool
spa
clubhouse
car washing station
garden shed
Listing Agency:
Keller Williams Central Coast
(805) 779-3132
Listed By:
Marc Canigiula
(805) 458-6218
Source:
Exprealty
Added: Jun 18
Changed: Sep 16
Last Checked: Sep 17 at 4:53AM
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 Keller Williams Central Coast
Investment Insights
Based on property information with market context.
This 1344 SF mobile home offers two bedrooms and two bathrooms in a practical layout designed for everyday comfort. The interior connects with an outdoor deck, while a garden shed provides additional storage. Side and rear yard areas offer space for personal use and landscaping.
The home is located at 149-140 Dolliver St in Pismo Beach, directly across from the ocean and within walking distance of downtown Pismo and the pier. The gated senior community is designated for residents age 55 and older and includes a heated pool, spa, clubhouse, and car-washing station. The property is offered without an HOA or land lease.
The home is located at 149-140 Dolliver St in Pismo Beach, directly across from the ocean and within walking distance of downtown Pismo and the pier. The gated senior community is designated for residents age 55 and older and includes a heated pool, spa, clubhouse, and car-washing station. The property is offered without an HOA or land lease.
Key Highlights
- 1344 SF mobile home with 2 bedrooms and 2 bathrooms
- Gated senior community for residents age 55+
- Located directly across from the ocean at 149‑140 Dolliver St
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
$25,946
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
5.53%
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%
$518,920
$518.9K
Cap Rate 7%
$370,657
$370.7K
Cap Rate 9%
$288,289
$288.3K
Market Conditions
NOI Build-Up for 1,344 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
$48.4K $36.00/SF
− Vacancy
−$1.2K −$0.90/SF
EGI
$47.2K $35.10/SF
− OpEx
−$21.2K −$15.80/SF
NOI
$25.9K $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%
$518,920
Cap Rate 7%
$370,657
Cap Rate 9%
$288,289
Alternative Uses
Best Use
Apartment 5plus
$370.7K
$324.3K – $432.4K
NOI $25,946 @ 7.0% cap · market cap 5.53%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$528.6K
$462.5K – $616.7K
NOI $37,000 @ 7.0% cap · market cap 7.89%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
799
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
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Frequently Asked Questions
What type of property is this?
Mobile home & RV park - Well-maintained home with a deck, storage shed, and outdoor areas in a gated 55+ coastal community.
Where is this mobile home & rv park located?
The property is located at 149-140 Dolliver St Pismo Beach, CA.
What is the asking price?
The asking price for this property is $469,000.
What are key features of this property?
This property features: 1344 SF mobile home with 2 bedrooms and 2 bathrooms; Gated senior community for residents age 55+; Located directly across from the ocean at 149‑140 Dolliver St
