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Property profile & analytics
OFF-MARKET
Estimated value
$4,545,000
Motels
2121 Price St Pismo Beach, CA 93449-2107
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-3684080
Property profile
Verified
Property type
Motels
Use group
MOTEL
Year built
1955
Construction
WOOD
Total area
6,361 SF
Lot
0.6 ac (25,935 SF)
Zoning code
R4
APN
005-171-031
UPID
US09-3684080
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
-
Tides Oceanview Inn & Cottages Hotel & Motel
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.48M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.09M
Blend (final)
Blend
$4.55M
Owner & transaction history
Core Tides LLC · 4 yrs held
Core Tides LLC
since 2022
Last sale
$6.1M
2 recorded transactions
Zoning & alternative use
R4 · 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
$4,545,000
ML approach
$4,480,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOTEL/MOTEL
$3,495,000
Current use
RESTAURANT
$3,200,000
Change: -8% · Conversion: Difficult
COMMERCIAL (GENERAL)
$3,165,000
Change: -9% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,905,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$4.55M
Range $4.09M – $5.00M · ±10% · vs last sale $6.08M (Jan 26 2022)
Last sale anchor
$6.08M
Jan 26 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
$715 / 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
$43,376
Tax year 2024
Assessed value
$3,802,108
Assessed 2024
Previous assessed
$3,802,108
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$2,548,980
Assessed improvement
$1,253,128
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
Motels
Use group
MOTEL
Status
Off-Market
Year built
1955
Construction
WOOD
Heating
NONE
Buildings
3
Bathrooms
2
Total area
6,361 SF
Lot
0.6 ac (25,935 SF)
Zoning code
R4
APN
005-171-031
UPID
US09-3684080
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
R4 · Pismo Beach, CA
Zoning R4 · permitted uses
R4 · Pismo Beach, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Pismo Beach. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
HOTEL/MOTEL Current
Est. value
$3.5M
RESTAURANT
Est. value
$3.2M
COMMERCIAL (GENERAL)
Est. value
$3.2M
AUTO REPAIR, GARAGE
Est. value
$2.9M
HOTEL/MOTEL Current
RESTAURANT
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1955
Construction
WOOD
Heating
NONE
Buildings
3
Bathrooms
2
Lot
0.6 ac
Current owner
From public records · entity-resolved
Core Tides LLC
Entity
Mailing address
3333 MICHELSON DR STE #430, IRVINE, CA 92612-5610
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 26, 2022
$6,080,000
Core Tides LLC
Wf Pismo Tides LP
Grant Deed
$6,000,000 · Real Estate Analytics LLC
Dec 3, 2014
—
Iwf Pismo Tides LP
Wade Motel Properties LP
Grant Deed
—
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.
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