Prime Corner Lot in
For Sale
$1,650,000
801 Dolliver St, Pismo Beach, CA 93449
Corner lot in downtown Pismo Beach, near the ocean.
Property Size3,980 SF
Lot Size0.19 Acres
Days on Market153
Property Features for 801 Dolliver St
General Information
Standard status
Active
Size
3,980 SF
Lot size
0.19 Acres
Property subtype
Commercial
Building Details
Building Size
3,980 SF
Year Built
1986
Listing Agency:
Burnes Commercial Group
(805) 556-0900
Listed By:
Mark Burnes · License #01361305
Source:
Elliman
Added: Mar 10
Changed: Aug 8
Last Checked: Aug 8 at 4:46AM
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 Burnes Commercial Group
Investment Insights
Based on property information with market context.
Located on the corner of Main Street and Pacific Coast Highway in downtown Pismo Beach, this property is one block from the beach and boardwalk, and two blocks from the pier. It features 66 feet of frontage in the C-1 zone, a General Commercial Zone that allows for secondary residential units above or behind the commercial spaces. The daily traffic count at this corner ranges from 32,000 to 41,000 vehicles, averaging 13,322,500 annually. Downtown Pismo Beach attracts over 2 million visitors each year. The property includes three addresses: 801-A, 801-B, and 811. Address 801-B was originally an apartment and can be converted back.
Key Highlights
- Prime corner location at Main Street and Pacific Coast Highway in downtown Pismo Beach.
- High traffic count: 32,000 to 41,000 vehicles daily.
- C‑1 zoning allows for commercial use with secondary residential units.
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
$64,657
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
3.92%
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%
$1,293,140
$1.3M
Cap Rate 7%
$923,671
$923.7K
Cap Rate 9%
$718,411
$718.4K
Market Conditions
NOI Build-Up for 3,980 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
$95.5K $24.00/SF
− Vacancy
−$3.2K −$0.79/SF
EGI
$92.4K $23.21/SF
− OpEx
−$27.7K −$6.96/SF
NOI
$64.7K $16.25/SF
Area
San Luis Obispo County, CA
Vacancy
3.30%
Lease Rate
$24.00 /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%
$1,293,140
Cap Rate 7%
$923,671
Cap Rate 9%
$718,411
Alternative Uses
Best Use
Retail
$923.7K
$808.2K – $1.08M
NOI $64,657 @ 7.0% cap · market cap 3.92%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$1.57M
$1.37M – $1.83M
NOI $109,569 @ 7.0% cap · market cap 6.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
684
Businesses Nearby
13k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 62%
Dining 25%
Hotels & Casinos 13%
7-Eleven
Shops & Services
8,313 visits/mo
0.4 miles
Me-N-Ed's Pizzeria
Dining
3,371 visits/mo
0.2 miles
Motel 6 Pismo Beach Pacific Ocean
Hotels & Casinos
1,811 visits/mo
0.1 miles
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 Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Commercial land - Corner lot in downtown Pismo Beach, near the ocean.
Where is this commercial land located?
The property is located at 801 Dolliver St Pismo Beach, CA.
What is the asking price?
The asking price for this property is $1,650,000.
What are key features of this property?
This property features: Prime corner location at Main Street and Pacific Coast Highway in downtown Pismo Beach.; High traffic count: 32,000 to 41,000 vehicles daily.; C‑1 zoning allows for commercial use with secondary residential units.
