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Property profile & analytics
OFF-MARKET
Estimated value
$825,000
Retail space
Sea Vw Ave Pismo Beach, CA 93449
Entity Owned
5-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-5067657
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1975
Construction
TILT-UP CONCRETE
Total area
1,532 SF
Lot
0.15 ac (6,534 SF)
Zoning code
CR
APN
010-335-001
UPID
US09-5067657
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$865k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$878k
Blend (final)
Blend
$825k
Owner & transaction history
Andrews & Associates LLC · 5 yrs held
Andrews & Associates LLC
since 2020
Last sale
$750,000
6 recorded transactions
Zoning & alternative use
CR · Pismo Beach, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$765,000
+35.1%
Auto repair, garage
$700,000
+24.0%
Medical building
$630,000
+11.4%
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
$880,000
ML approach
$865,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$565,000
Current use
COMMERCIAL (GENERAL)
$765,000
Change: +35% · Conversion: Easy
AUTO REPAIR, GARAGE
$700,000
Change: +24% · Conversion: Difficult
MEDICAL BUILDING
$630,000
Change: +11% · Conversion: Difficult
OFFICE BUILDING
$590,000
Change: +4% · Conversion: Easy
Blend value · Realmo final
$825k
Range $743k – $908k · ±10% · vs last sale $750k (Dec 16 2020)
Last sale anchor
$750k
Dec 16 2020
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
$539 / 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
$8,635
Tax year 2024
Assessed value
$795,906
Assessed 2024
Previous assessed
$795,906
+0.0% YoY
Effective rate
1.08%
On assessed value
Assessed land
$530,604
Assessed improvement
$265,302
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
1975
Construction
TILT-UP CONCRETE
Heating
NONE
Rooms
2
Bathrooms
1
Total area
1,532 SF
Lot
0.15 ac (6,534 SF)
Zoning code
CR
APN
010-335-001
UPID
US09-5067657
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
RETAIL STORES Current
Est. value
$565,000
COMMERCIAL (GENERAL)
Est. value
$765,000
AUTO REPAIR, GARAGE
Est. value
$700,000
MEDICAL BUILDING
Est. value
$630,000
OFFICE BUILDING
Est. value
$590,000
RETAIL STORES Current
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
MEDICAL BUILDING
OFFICE 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
1975
Construction
TILT-UP CONCRETE
Heating
NONE
Rooms
2
Bathrooms
1
Lot
0.15 ac
Current owner
From public records · entity-resolved
Andrews & Associates LLC
Entity
Free & Clear · 5 yrs held
Mailing address
353 SHELL BCH RD, PISMO BEACH, CA 93449-2047
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 15, 2025
—
Andrews & Associates LLC
—
Deed
related
$500,000 · Pollard Charitable Trust
Dec 16, 2020
—
Andrews & Associates LLC
Andrews Karen Family Trust
Quit Claim Deed
—
Nov 5, 2020
$750,000
Andrews Family Trust
Williams R C & G M F/tr
Grant Deed
—
Nov 5, 2020
—
Williams,r C & G M Fam Trust
Richard L Holbrook
Affidavit Of Death
related
—
Dec 4, 2002
—
Williams,tr
Williams,richard C & Gloria M
Quit Claim Deed
related
—
Jan 25, 2002
—
Williams Trust
Williams,richard C & Gloria M
Quit Claim 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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