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Property profile & analytics
OFF-MARKET
Estimated value
$745,000
Retail space
271 5th Cities Dr, Pismo Beach, CA 93449-3009
Individually Owned
2-yr Hold
Free & Clear
Property ID
US09-1027851
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1965
Construction
WOOD
Total area
3,276 SF
Lot
0.27 ac (11,859 SF)
Zoning code
CG
APN
005-242-070
UPID
US09-1027851
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
-
Physical Therapy Specialists Physician
-
Joanne Hatcher Physician
-
Shelly Allis Physician
-
Charles Barstow Physician
-
SARAH MARIE WILLETT Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$820k
Comparable Approach
Comparable
$558k
Blend (final)
Blend
$745k
Owner & transaction history
Cary Tanner · 2 yrs held
Cary Tanner
since 2023
7 recorded transactions
Zoning & alternative use
CG · 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$885,000
6.5%
$820,000
7%
$760,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,210,000
Current use
Blend value · Realmo final
$745k
Range $671k – $820k · ±10%
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
$227 / 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
$11,025
Tax year 2024
Assessed value
$1,003,900
Assessed 2024
Previous assessed
$1,003,900
+0.0% YoY
Effective rate
1.10%
On assessed value
Assessed land
$272,734
Assessed improvement
$731,166
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1965
Construction
WOOD
Heating
NONE
Total area
3,276 SF
Lot
0.27 ac (11,859 SF)
Zoning code
CG
APN
005-242-070
UPID
US09-1027851
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
CG · Pismo Beach, CA
Zoning CG · permitted uses
CG · 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
RETAIL STORES Current
Est. value
$1.2M
RETAIL STORES Current
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
1965
Construction
WOOD
Heating
NONE
Lot
0.27 ac
Current owner
From public records · entity-resolved
Cary Tanner
Individual
Free & Clear · 2 yrs held
Mailing address
271 5TH CITIES DR, PISMO BEACH, CA 93449-3009
Mailing matches property
Yes
Owner-occupied
Yes
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
Oct 3, 2023
$1,100,000
Cary Tanner
Christopher Burkard
Deed
—
Jan 29, 2016
$865,000
Robert A Allis
Steven Brett Whitaker
Grant Deed
$865,479 · Founders Community Bank
Oct 6, 2011
—
Whitaker Family Trust
Whitaker,kathy L
Quit Claim Deed
related
$290,000 · Carol A Whitaker
Sep 11, 2009
$692,500
Whitaker Family Trust
Friedman,martin J
Grant Deed
—
Dec 7, 2007
$640,000
Bryan Friedman
Friedman,leslie A
Grant Deed
related
$320,000 · Leslie A Friedman
Nov 7, 2007
—
Martin J Friedman
Friedman M J & L A Trust
Quit Claim Deed
related
—
Dec 6, 2002
$595,000
Friedman,tr
Gateway Associates LP
Grant Deed
—
Dec 6, 2002
—
Gateway Associates LP
Towbes,michael
Grant Deed
related
—
Feb 5, 2002
—
Towbes Trust
Towbes,michael
Quit Claim Deed
related
—
Mar 26, 1999
—
Gateway Associates LP
Towbes,michael
Grant Deed
related
—
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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