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Property profile & analytics
OFF-MARKET
Estimated value
$945,000
Investment properties
400 Stimson Ave Pismo Beach, CA 93449-2539
Individually Owned
Absentee Owner
~
Est. High Equity
Property ID
US10-3029726
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1947
Construction
TILT-UP CONCRETE
Total area
1,856 SF
Lot
0.09 ac (4,066 SF)
Zoning code
CR
APN
005-083-068
UPID
US10-3029726
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
-
Floyd Skeren & Kelly Law Office Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$925k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$970k
Blend (final)
Blend
$945k
Owner & transaction history
Jason Katindoy And Nancy Katindoy L
Jason Katindoy And Nancy Katindoy L
since 2025
Last sale
$1.2M
7 recorded transactions
Zoning & alternative use
CR · 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
$910,000
ML approach
$925,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$925,000
Current use
AUTO REPAIR, GARAGE
$850,000
Change: -8% · Conversion: Difficult
MEDICAL BUILDING
$765,000
Change: -17% · Conversion: Easy
Blend value · Realmo final
$945k
Range $851k – $1.04M · ±10% · vs last sale $1.15M (Jul 23 2025)
Last sale anchor
$1.15M
Jul 23 2025
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
$509 / 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
$11,128
Tax year 2024
Assessed value
$1,039,983
Assessed 2024
Previous assessed
$1,039,983
+0.0% YoY
Effective rate
1.07%
On assessed value
Assessed land
$615,500
Assessed improvement
$424,483
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1947
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
2
Rooms
9
Bathrooms
2
Total area
1,856 SF
Lot
0.09 ac (4,066 SF)
Zoning code
CR
APN
005-083-068
UPID
US10-3029726
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
CR · Pismo Beach, CA
Zoning CR · permitted uses
CR · 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
COMMERCIAL (GENERAL) Current
Est. value
$925,000
AUTO REPAIR, GARAGE
Est. value
$850,000
MEDICAL BUILDING
Est. value
$765,000
COMMERCIAL (GENERAL) Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
1947
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
2
Rooms
9
Bathrooms
2
Lot
0.09 ac
Current owner
From public records · entity-resolved
Jason Katindoy And Nancy Katindoy L
Individual
Mailing address
560 W ORMONDE RD, SAN LUIS OBISPO, CA 93401-8402
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 23, 2025
$1,150,000
Jason Katindoy And Nancy Katindoy L
Ronald D Bettencourt
Grant Deed
$920,000 · Loandepot.com LLC
Jan 8, 2021
$980,000
Ronald D Bettencourt
Gonzalez Family Trust
Grant Deed
—
May 24, 2016
—
Gonzalez Family Trust
Gonzalez,robert
Quit Claim Deed
related
—
Oct 31, 2014
$395,000
Robert|louise-gonzalez Sarrah L Gonzalez
Fsk Enterprises LLC
Grant Deed
—
May 23, 2003
$565,000
Fsk Enterprises LLC
Freitas,denny S & Jeanette
Grant Deed
$508,500 · Wachovia Sba Lending INC
Jun 3, 2002
—
Frankie L Lott
Lott,eleanor P
Quit Claim Deed
related
—
Jun 3, 2002
$415,000
Danny S Freitas
Lott,lela
Grant Deed
$250,000 · Indymac Bank Fsb
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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