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Property profile & analytics
OFF-MARKET
Estimated value
$515,000
Mobile home & RV parks
98 Dolliver St Pismo Beach, CA 93449-2900
Individually Owned
2-yr Hold
Free & Clear
Property ID
US09-2267094
Property profile
Verified
Property type
Mobile home & RV parks
Use group
CAMPGROUND, RV PARK
Year built
1988
Construction
WOOD
Total area
5,293 SF
Lot
5.18 ac (225,640 SF)
Zoning code
CRS
APN
005-241-073
UPID
US09-2267094
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
-
Pismo Creek RV Resort Campground & RV Park
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$515k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$515k
Owner & transaction history
Stella S Ruiz · 2 yrs held
Stella S Ruiz
since 2024
7 recorded transactions
Zoning & alternative use
CRS · 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
$515,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$675,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$515k
Range $464k – $567k · ±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
$97 / 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
$70,153
Tax year 2024
Assessed value
$5,162,754
Assessed 2024
Previous assessed
$5,162,754
+0.0% YoY
Effective rate
1.36%
On assessed value
Assessed land
$3,465,757
Assessed improvement
$1,696,997
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
Mobile home & RV parks
Use group
CAMPGROUND, RV PARK
Status
Off-Market
Year built
1988
Construction
WOOD
Heating
NONE
Total area
5,293 SF
Lot
5.18 ac (225,640 SF)
Zoning code
CRS
APN
005-241-073
UPID
US09-2267094
Jurisdiction
SAN LUIS OBISPO
Zoning & alternative use
CRS · Pismo Beach, CA
Zoning CRS · permitted uses
CRS · 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
RESTAURANT
Est. value
$675,000
RESTAURANT
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
1988
Construction
WOOD
Heating
NONE
Lot
5.18 ac
Current owner
From public records · entity-resolved
Stella S Ruiz
Individual
Free & Clear · 2 yrs held
Mailing address
5782 S ELM AVE, FRESNO, CA 93706-5813
Ownership since
2024
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
Feb 27, 2024
—
Stella S Ruiz
James Robert Salazar
Affidavit Of Death Of Joint Tenant
—
Jan 31, 2019
—
Elston Salvador
Salvador,elston
Quit Claim Deed
related
—
Feb 21, 2018
—
Roy Blackburn
Blackburn,jane E
Affidavit Of Death
related
—
Dec 27, 2017
$8,000
James R Salazar
Costa,ruth & Gary
Grant Deed
—
Dec 27, 2017
—
Ruth Costa
Costa,louie R
Affidavit Of Death
related
—
Sep 21, 1999
—
Pismo Creek R V Resort INC
Middleton Investments INC
Grant Deed
related
—
May 7, 1997
—
Straw Trust
Straw,gilbert L & Julia A
Quit Claim Deed
related
—
Jun 11, 1993
$500,000
Middleton Inv INC
Pismo Creekside
Grant Deed
—
May 27, 1993
$500,000
Pismo Creekside Resorts
Alan Thomas Inv
Grant Deed
—
—
—
Middleton Investments INC
—
Deed Of Trust
related
$1,975,000 · Pismo Creek R V Resort INC
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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