Updated Residential Income
For Sale
$190,000
299-200 S Dolliver St, Pismo Beach, CA 93449
Recently updated interior in a 55+ park across from the beach and near downtown Pismo Beach.
Property Size640 SF
Price / SF$296.88
Days on Market32
Property Features for 299-200 S Dolliver St
General Information
Standard status
Active
Size
640 SF
Property subtype
Manufactured In Park
Amenities
dog park
clubhouse
community laundry room
bathrooms
Listing Agency:
Crystal Cowart, Broker
(805) 710-6522
Listed By:
Crystal Cowart
(805) 710-6522
Source:
Exprealty
Added: Jul 31
Changed: Aug 29
Last Checked: Aug 30 at 9:13PM
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 Crystal Cowart, Broker
Investment Insights
Based on property information with market context.
This residential income property has a recently updated interior and is situated within Pismo Dunes Resort, a 55+ park. The community provides a dog park, clubhouse, community laundry room, and bathrooms, along with weekly activities for residents.
The property is located across from the beach at 299-200 S Dolliver St in Pismo Beach. Downtown Pismo Beach, the Pier, and the Monarch Butterfly Preserve are described as within walking distance. The ocean is also noted as part of the surrounding setting.
The property is located across from the beach at 299-200 S Dolliver St in Pismo Beach. Downtown Pismo Beach, the Pier, and the Monarch Butterfly Preserve are described as within walking distance. The ocean is also noted as part of the surrounding setting.
Key Highlights
- Recently updated interior
- Located in Pismo Dunes Resort 55+ Park
- Across the street from the beach
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
$12,355
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
6.50%
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%
$247,100
$247.1K
Cap Rate 7%
$176,500
$176.5K
Cap Rate 9%
$137,278
$137.3K
Market Conditions
NOI Build-Up for 640 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
$23.0K $36.00/SF
− Vacancy
−$576 −$0.90/SF
EGI
$22.5K $35.10/SF
− OpEx
−$10.1K −$15.80/SF
NOI
$12.4K $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%
$247,100
Cap Rate 7%
$176,500
Cap Rate 9%
$137,278
Alternative Uses
Best Use
Apartment 5plus
$176.5K
$154.4K – $205.9K
NOI $12,355 @ 7.0% cap · market cap 6.50%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$251.7K
$220.2K – $293.7K
NOI $17,619 @ 7.0% cap · market cap 9.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
786
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Recently updated interior in a 55+ park across from the beach and near downtown Pismo Beach.
Where is this residential income property located?
The property is located at 299-200 S Dolliver St Pismo Beach, CA.
What is the asking price?
The asking price for this property is $190,000.
What are key features of this property?
This property features: Recently updated interior; Located in Pismo Dunes Resort 55+ Park; Across the street from the beach
