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Property profile & analytics
OFF-MARKET
Estimated value
$3,190,000
Commercial land
855 4th St Pismo Beach, CA 93449-3100
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-0659586
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Year built
1965
Construction
WOOD FRAME
Total area
21,865 SF
Lot
1.05 ac (45,860 SF)
Zoning code
C2
APN
005-242-019
UPID
US09-0659586
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
-
Steven E. Barbere, FNP Physician
-
Cochran Charles DC Alternative Medicine Practice
-
Pismo terrace apartments Apartment Complex
-
Hecht Harvey MD Physician
-
Louisa V. Troemel, PsyD Physician Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.84M
CAP Approach
CAP
$3.84M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.19M
Owner & transaction history
Pismo Terrace LP · 4 yrs held
Pismo Terrace LP
since 2021
Last sale
$3.0M
7 recorded transactions
Zoning & alternative use
C2 · 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
$3,385,000
ML approach
$2,835,000
CAP Approach
CAP Return
Estimation
6%
$4,155,000
6.5%
$3,835,000
7%
$3,560,000
Blend value · Realmo final
$3.19M
Range $2.87M – $3.51M · ±10% · vs last sale $2.95M (Oct 18 2021)
Last sale anchor
$2.95M
Oct 18 2021
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
$146 / 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
$1,906
Tax year 2024
Assessed value
$15,573,180
Assessed 2024
Previous assessed
$15,573,180
+0.0% YoY
Effective rate
0.01%
On assessed value
Assessed land
$3,069,180
Assessed improvement
$12,504,000
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Year built
1965
Construction
WOOD FRAME
Heating
NONE
Total area
21,865 SF
Lot
1.05 ac (45,860 SF)
Zoning code
C2
APN
005-242-019
UPID
US09-0659586
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
C2 · Pismo Beach, CA
Zoning C2 · permitted uses
C2 · 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.
Building & site characteristics
From public records
Year built
1965
Construction
WOOD FRAME
Heating
NONE
Lot
1.05 ac
Current owner
From public records · entity-resolved
Pismo Terrace LP
Entity
Mailing address
1060 KENDALL RD, SAN LUIS OBISPO, CA 93401-8061
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 6, 2025
—
Pismo Terrace LP
—
Deed
related
$6,052,160 · Department Of Housing & Urban Dev
Jan 26, 2024
—
Pismo Terrace LP
—
Deed
related
$1,917,983 · Peoples Self-help Housing Corporation
Oct 18, 2021
$2,950,000
Pismo Terrace LP
Peoples Self Help Housing Corporati
Grant Deed
$1,536,654 · Peoples Self Help Housing Corporati
Oct 18, 2021
—
Pismo Terrace LP
—
Deed
related
$4,590 · Peoples Self Help Housing Corporation
Oct 1, 2019
$2,950,000
Peoples Self Help Hsng
Cal-bay Investments LLC
Grant Deed
$1,413,300 · Community Hsng Cap
Jun 14, 2018
$2,200,000
Cal Bay Investments LLC
Benson John A Family Trust
Grant Deed
$1,000,000 · Miller Family Trust (pt)
Sep 6, 2016
—
Benson,john A Family Trust
Dkb Trust
Quit Claim Deed
related
—
Nov 30, 2015
—
John A Benson
Benson,olga R
Affidavit Of Death
related
—
May 29, 2002
—
Dkb Trust
Mission Land Co LLC
Grant Deed
$1,000,000 · Mission Community Bank NA
May 31, 2000
—
Mission Land Co LLC
Tenet Healthsystem Medical INC
Grant Deed
$4,200,000 · Mission Community Bank NA
Feb 15, 2000
—
Tenet Healthsystem Medical INC
Tenet Healthsystem Partners In
Quit Claim Deed
related
—
Feb 26, 1999
—
Tenet Healthsystem Partners
Tenet Physician Partners LLC
Quit Claim Deed
related
—
Nov 27, 1996
—
Tenet Physician Partners LLC
San Luis Medical Clinic Ltd
Grant Deed
related
—
Feb 2, 1996
—
San Luis Medical Clinic Ltd
—
Deed Of Trust
related
$1,200,000 · Tenet Management Services
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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