Real Estate Investing in Pismo Beach, California (93449)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 93449 (Pismo Beach, CA)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 31.3% of homes vacant — above national norms.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- High price-to-rent: Price-to-rent ratio 26.0 — hard to cash-flow at these prices.
What’s happening in Pismo Beach, CA (93449)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 93449 Pismo Beach
ZIP 93449 in Pismo Beach, CA carries a notable set of headwinds. Home values near $1.1M and rents of $3,529/mo sit inside a market where underwriting has to be tight.
For an experienced owner, 93449 can be a worth a close look for hunting ground — but the discount at $1.1M reflects genuine risk that outside investors often underestimate.
In the broader CA picture, 93449 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
The 93449 ZIP's population of 8,024 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that shows the need for careful underwriting.
Strategically, 93449 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Pismo Beach:
Property Strategy for 93449
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $683,491 | $2,320 | 2.4% | +4.8% | $683,491 |
| 2BR | $963,944 | $3,050 | 2.3% | +6.9% | $481,972 |
| 3BR | $1,334,419 | $4,090 | 2.2% | +8.0% | $444,806 |
| 4BR | $1,683,763 | $4,690 | 2.0% | +8.5% | $420,941 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 93449 Compare?
| Metric | 93449 | Pismo Beach | San Luis Obispo-Paso Robles, CA | California |
|---|---|---|---|---|
| Home Value | $1,099,306 | $1,099,306 | N/A | $761,003 |
| 5-Year CAGR | 4.2% | 4.2% | N/A | 5.7% |
| Avg Rent | $3,529 | $3,529 | N/A | - |
| Cap Rate | 2.5% | 2.5% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 93449 (Pismo Beach, CA). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 93449 (Pismo Beach, CA)?
~25 seconds · no account needed · your report is anonymous
Property managers serving San Luis Obispo County
Manage rentals here? List your business →Academe Real Estate & Property Management is led by Fred Dotterrer in Atascadero, CA. summary from their website
California Property Services offers property management services. summary from their website
Nipomo Property Management offers property management services, listings, market analysis, and resources for buyers, sellers, and homeowners. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $1,099,306 |
| Monthly Rent | $3,529 |
| Price-to-Rent | 26.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.9% |
| Cap Rate | 2.5% |
| 5-Year IRR | 6.7% |
📈 Home Appreciation
| 1-Year | +0.1% ▲ |
| 3-Year CAGR | +0.9% ▲ |
| 5-Year CAGR | +4.2% ▲ |
| 10-Year CAGR | +5.5% ▲ |
🏠 Rent Trends
| 1-Year | +7.8% ▲ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.5%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 93449
Population: 8,024
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 93449
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 7,829 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the best play in Pismo Beach, CA?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Pismo Beach, CA. The numbers - $1.1M homes against $3,529/mo rents - support that play.
Where do home prices stand in Pismo Beach, CA?
Expect median prices around $1.1M in Pismo Beach, CA. The market has run at a 0.0% 5-year CAGR, so entry costs have been stable.
What do landlords charge for rent in Pismo Beach, CA?
The typical rental in Pismo Beach, CA commands about $3,529/mo monthly. That rent profile predictable cash flow against the $1.1M purchase basis.
Is it easy to find good tenants in Pismo Beach, CA?
Pismo Beach, CA offers a predictable renter base at the $3,529/mo rent level. Tenant turnover is reasonable for well-managed properties.
What is the rental occupancy rate in Pismo Beach, CA?
Expect elevated vacancy in Pismo Beach, CA. Rents at $3,529/mo are absorbed by the tenant base without meaningful lag.
You know 93449 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 93449 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 93449 ranks in San Luis Obispo-Paso Robles, CA
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 93449 (Pismo Beach)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 93449 (Pismo Beach, CA).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.