Corner Storefront With Residential
New
For Sale
$1,550,000
801 Dolliver St, Pismo Beach, CA 93449
C-1 zoning supports commercial use with secondary residential space above or behind the storefronts.
Property Size3,980 SF
Price / SF$389.45
Days on Market3
Property Features for 801 Dolliver St
General Information
Standard status
Active
Size
3,980 SF
Zoning
C-1
Site & Location
Frontage
66 ft
Corner Location
Yes
Traffic Count
41,000 vehicles/day
Building Details
Year Built
1986
Tenancy
Multi
Listing Agency:
Burnes Commercial Group
Listed By:
Mark Burnes · License #01361305
(805) 556-0900
Source:
Myfabuloushome
Added: Sep 6
Last Checked: Sep 7 at 11:36AM
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.
This 3,980-square-foot storefront property was built in 1986 and includes three addresses: 801-A, 801-B, and 811 Dolliver St. The 801-B space was originally configured as an apartment and may be converted back, adding flexibility to the existing commercial arrangement. The property carries C-1 zoning, which permits secondary residential space above and/or behind commercial units.
Positioned at Main Street and Pacific Coast Highway in downtown Pismo Beach, the site has 66 feet of frontage and is one short block from the sand and boardwalk. The pier is two short blocks away, and downtown Pismo Beach attracts more than 2 million visitors annually. The property is located at 801 Dolliver St, Pismo Beach, CA 93449.
Positioned at Main Street and Pacific Coast Highway in downtown Pismo Beach, the site has 66 feet of frontage and is one short block from the sand and boardwalk. The pier is two short blocks away, and downtown Pismo Beach attracts more than 2 million visitors annually. The property is located at 801 Dolliver St, Pismo Beach, CA 93449.
Key Highlights
- 3,980 SF storefront property built in 1986
- 66' of frontage at Main Street and Pacific Coast Highway
- C‑1 zoning allows secondary residential above and/or behind commercial 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
4.17%
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 4.17%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$1.57M
$1.37M – $1.83M
NOI $109,569 @ 7.0% cap · market cap 7.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
41,000 VPD
Traffic count
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
694
Businesses Nearby
5k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 65%
Hotels & Casinos 35%
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
0.2 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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Similar Off Market Nearby
- Pismo Beach Florist — 791 Price St, Pismo Beach, CA 93449
Frequently Asked Questions
What type of property is this?
Storefront property - C-1 zoning supports commercial use with secondary residential space above or behind the storefronts.
Where is this storefront property located?
The property is located at 801 Dolliver St Pismo Beach, CA.
What is the asking price?
The asking price for this property is $1,550,000.
What are key features of this property?
This property features: 3,980 SF storefront property built in 1986; 66' of frontage at Main Street and Pacific Coast Highway; C‑1 zoning allows secondary residential above and/or behind commercial units
