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Property profile & analytics
OFF-MARKET
Turn key restaurants
221 Pomeroy Ave Pismo Beach, CA 93449-2641
Individually Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-3733059
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1982
Construction
TILT-UP CONCRETE
Total area
1,750 SF
Lot
0.07 ac (3,049 SF)
APN
005-181-001
UPID
US09-3733059
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
-
Mo's SmokeHouse BBQ Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Peter Donald Keith · 3 yrs held
Peter Donald Keith
since 2023
Last sale
$220,000
7 recorded transactions
Zoning & alternative use
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$3,822
Tax year 2024
Assessed value
$351,251
Assessed 2024
Previous assessed
$351,251
+0.0% YoY
Effective rate
1.09%
On assessed value
Assessed land
$223,526
Assessed improvement
$127,725
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1982
Construction
TILT-UP CONCRETE
Heating
NONE
Rooms
2
Bathrooms
2
Total area
1,750 SF
Lot
0.07 ac (3,049 SF)
APN
005-181-001
UPID
US09-3733059
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
Zoning · permitted uses
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
1982
Construction
TILT-UP CONCRETE
Heating
NONE
Rooms
2
Bathrooms
2
Lot
0.07 ac
Current owner
From public records · entity-resolved
Peter Donald Keith
Individual
Mailing address
325 RED OAK WAY, ARROYO GRANDE, CA 93420-5686
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 5, 2023
—
Peter Donald Keith
Peter D Keith
Intrafamily Transfer
related
—
Aug 18, 2017
—
Keith,peter & Carol Trust
Keith,peter D
Quit Claim Deed
related
—
May 23, 2016
—
Peter D Keith
—
Deed
related
$60,000 · Sloan Family Trust (pt)
Jun 26, 1997
—
Peter D Keith
Keith,carol
Quit Claim Deed
related
—
Jun 26, 1997
$220,000
Keith,peter D
Pismo Beach Pomeroy Trust
Trustees Deed
—
Jun 9, 1995
—
Pomeroy Trust
Rodriguez,m
Trustees Deed
related
—
Mar 6, 1995
—
Pomeroy Trust
Weiser,margaret G
Grant Deed
related
—
—
—
Peter D Keith
—
Deed Of Trust
related
$55,000 · Sloan Family Trust (pt)
—
—
Peter D Keith
—
Deed Of Trust
related
$108,330 · Sloan Family Trust (pt)
—
—
Peter D Keith
—
Deed Of Trust
related
$60,000 · Sloan Family Trust (pt)
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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