Single-Level Duplex
For Sale
$799,000
738 Vista Pacifica Pismo, Pismo Beach, CA 93449
Residential income property featuring a two-bedroom residence, attached garage, fireplace, and rear patio in Pismo Beach.
Property Size1,147 SF
Lot Size0.11 Acres
Price / SF$696.60
Days on Market55
Property Features for 738 Vista Pacifica Pismo
General Information
Standard status
Active
Size
1,147 SF
Total Parking Spaces
2
Lot size
0.11 Acres
Property subtype
Duplex
Property Condition
Severity
Repairs Needed
Evidence
ready for a buyer’s personal updates
Additional Details
Highway Access
Yes
Multifamily Units
1
Amenities
fireplace
rear patio
Fireplace
Central Air
Forced Air
Building Details
Year Built
1985
Buildings
1
Stories
1
Listing Agency:
Avila Beach Realty Inc.
(970) 987-1413
Listed By:
Patrick Smith
(970) 987-1413
Source:
Kw
Added: Jul 8
Changed: Aug 30
Last Checked: Aug 31 at 12:44AM
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 Avila Beach Realty Inc.
Investment Insights
Based on property information with market context.
This duplex property includes a single-level two-bedroom, two-bath residence with approximately 1,147 square feet of living area. The layout provides a living room, dining space, kitchen, primary suite, and additional bedroom, along with an attached two-car garage. A fireplace, central air, and forced-air heating are included. Much of the interior remains in largely original condition, providing a straightforward setting for future personalization. The home was built in 1985 and occupies a 4,800-square-foot lot with a rear patio suitable for outdoor use.
The property is located in Pismo Beach near shopping, services, schools, recreation, Highway 101, and surrounding Five Cities communities. Its single-level configuration, garage, and established residential setting support a range of residential income property considerations.
The property is located in Pismo Beach near shopping, services, schools, recreation, Highway 101, and surrounding Five Cities communities. Its single-level configuration, garage, and established residential setting support a range of residential income property considerations.
Key Highlights
- Approximately 1,147 square feet of living space
- 4,800‑square‑foot lot with rear patio
- Single‑level 2‑bedroom, 2‑bath residence
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
$23,984
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
3.00%
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%
$479,680
$479.7K
Cap Rate 7%
$342,629
$342.6K
Cap Rate 9%
$266,489
$266.5K
Market Conditions
NOI Build-Up for 1,147 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
$35.1K $30.60/SF
− Vacancy
−$835 −$0.73/SF
EGI
$34.3K $29.87/SF
− OpEx
−$10.3K −$8.96/SF
NOI
$24.0K $20.91/SF
Area
San Luis Obispo County, CA
Vacancy
2.38%
Lease Rate
$30.60 /SF/Yr
Expense Ratio
30.00%
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%
$479,680
Cap Rate 7%
$342,629
Cap Rate 9%
$266,489
Alternative Uses
Best Use
Multifamily LT 5
$342.6K
$299.8K – $399.7K
NOI $23,984 @ 7.0% cap · market cap 3.00%
Second Best
Apartment 5plus
$316.3K
$276.8K – $369.1K
NOI $22,143 @ 7.0% cap · market cap 2.77%
Theoretical Best
Healthcare Medical
$451.1K
$394.7K – $526.3K
NOI $31,577 @ 7.0% cap · market cap 3.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
484
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?
Duplex - Residential income property featuring a two-bedroom residence, attached garage, fireplace, and rear patio in Pismo Beach.
Where is this duplex located?
The property is located at 738 Vista Pacifica Pismo Pismo Beach, CA.
What is the asking price?
The asking price for this property is $799,000.
What are key features of this property?
This property features: Approximately 1,147 square feet of living space; 4,800‑square‑foot lot with rear patio; Single‑level 2‑bedroom, 2‑bath residence
