Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$705,000
Office Spaces
1222 Price St Pismo Beach, CA 93449-2216
Individually Owned
4-yr Hold
~
Est. High Equity
Property ID
US10-3029725
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
1925
Construction
WOOD
Total area
840 SF
Lot
0.07 ac (3,049 SF)
Zoning code
C1
APN
005-065-014
UPID
US10-3029725
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Frank Shepard - Raymond James Financial Advisor
-
Glamour Studio Hair Salon Nail Salon
-
Shepard Francis Insurance Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$795k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$647k
Blend (final)
Blend
$705k
Owner & transaction history
Himanshu P Panchal · 4 yrs held
Himanshu P Panchal
since 2022
Last sale
$875,000
7 recorded transactions
Zoning & alternative use
C1 · Pismo Beach, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Pismo Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Pismo Beach submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$655,000
ML approach
$795,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$705k
Range $635k – $776k · ±10% · vs last sale $875k (Jan 20 2022)
Last sale anchor
$875k
Jan 20 2022
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$839 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$10,206
Tax year 2024
Assessed value
$958,160
Assessed 2024
Previous assessed
$958,160
+0.0% YoY
Effective rate
1.07%
On assessed value
Assessed land
$520,200
Assessed improvement
$437,960
Applied tax rate
4.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Status
Off-Market
Year built
1925
Construction
WOOD
Heating
NONE
Total area
840 SF
Lot
0.07 ac (3,049 SF)
Zoning code
C1
APN
005-065-014
UPID
US10-3029725
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
C1 · Pismo Beach, CAZoning C1 · permitted uses
C1 · Pismo Beach, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1925
Construction
WOOD
Heating
NONE
Lot
0.07 ac
Current owner
From public records · entity-resolved
Himanshu P Panchal
Individual
Mailing address
1222 PRICE ST, PISMO BEACH, CA 93449-2216
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 20, 2022
$875,000
Himanshu P Panchal
Frank Shepard
Grant Deed
$743,750 · Frank Shepard Etux
Jul 14, 2021
$50,000
Frank Shepard
Roy Laney
Grant Deed
—
Jun 15, 2005
$560,000
Frank Shepard
Mathias,edward & Ann J
Grant Deed
$385,000 · Mid-state Bank & Trust Co
Sep 19, 2002
$329,000
Edward Mathias
Serrano,antonio & Yvette
Grant Deed
$219,000 · Mortgage House INC
Feb 28, 2001
$250,000
Antonio Serrano
Coastal Community Builders INC
Grant Deed
$157,500 · Heritage Oaks Bank
Nov 13, 1997
$125,000
Coastal Community Builders INC
Panganiban,eugenia
Grant Deed
$87,500 · Mid State Bank
—
—
Frank Shepard
—
Deed Of Trust
related
$277,500 · Bank Of The West
—
—
Antoni Serrano
—
Deed Of Trust
related
$75,000 · Fred & Patricia
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 1222 Price St?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
