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    386 Larmier Ave Oak View, CA 93022

    Sponsored
    For Sale
    $1,199,000

    Residential Income - Oak View, CA

    Property size:
    1,050 SF
    Lot size:
    5,000.00 Acres
    Days on Market:
    8
    Last Refresh:
    Jan 19 at 4:06 pm

    Property Features for 386 Larmier Ave

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Standard status
    Active
    APN
    0610123010
    Parking
    3
    Parking features
    Carport, Driveway
    Interior features
    Recessed Lighting, Granite Counters
    Exterior features
    Fence, Community Features Included: Gutters, Front Yard, 0-1 Unit/Acre, Sprinklers None, Corner Lot
    Fencing
    Fenced
    Appliances
    Dishwasher, Refrigerator, Washer
    Size
    1,050 SF
    Lot size
    5,000.00 Acres

    Utilities

    Heating system
    Central
    Cooling system
    Central Air

    Building Details

    Year built
    1948
    Floors in Building
    1
    Flooring type
    Tile, Vinyl, Wood
    Architectural style
    Other

    We can help!

    Listing Contact
    Donna Wood

    BHGRE Property Shoppe (805) 302-3301 [email protected]

    Listing agent Donna Wood (805) 856-8283 License #01230954

    Listing date Jan 12, 2026

    MLS# V1-34082 Listing URL

    Copyright © 2026 California Regional Multiple Listing Service, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Property Insight Report

    Overview

    Two Homes on One Lot

    This property in Oak View, CA, features two homes on a corner lot: a renovated 1948 home and a 2023 accessory dwelling unit (ADU). The original home includes two bedrooms, one bath, and a bonus room suitable for work, fitness, or hobbies. It features wood flooring, updated dual-pane windows, a wood-burning fireplace, a dining room, and a redesigned kitchen with quartz countertops, modern cabinetry, stainless steel appliances, and storage. The bathroom has been updated, and recent enhancements include upgraded 220-amp electrical service, a Lennox HVAC system, newer interior and exterior paint, and a newer main gas line. The bonus room includes a laundry closet. The ADU, completed in 2023, has its own entrance, private yard, a living room with Wailua Luxury plank flooring, contemporary dual-paned windows, a ceiling fan, and recessed lighting. The kitchen is equipped with a floating bamboo floor, quartz countertops, a deep farmhouse sink, and a garden window. The bedroom features a closet, two windows, and a skylight. The ADU includes a Mitsubishi dual-zone climate system, newer wiring and plumbing, and spray foam insulation. It has its own street-facing entry and private backyard access. The property, situated on approximately 0.11 acres, includes a two-car covered carport. Located near the Ojai Valley bike trail, it is within walking distance of a local market, coffee and donut shops, and a breakfast spot, offering access to both downtown Ojai and Ventura.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Single family properties

    Suggested Use

    Law Firm Restaurant Spa & Massage Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Daycare Center Accounting Firm

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Oak View
    County
    Ventura
    State
    California
    Longitude
    -119.3043928
    Latitude
    34.3929168

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    FAQs

    What type of property is this?
    Single family property - Two homes on one lot in Oak View, California.
    Where is this single family property located?
    The property is located at 386 Larmier Ave Oak View, CA.
    What is the asking price?
    The asking price for this property is $1,199,000.
    What are key features of this property?
    This property features: - Two Homes on One Lot: Includes a charming, updated 1948 home and a separate, newly built (2023) Accessory Dwelling Unit (ADU).; - Modern ADU with Private Entrance & Yard: The 2023 ADU features its own entrance, **private yard**, stylish interior, and energy-efficient features.; - Updated Original Home: Features a **redesigned kitchen with quartz countertops and stainless steel appliances**, updated bathroom, dual-pane windows, and upgraded electrical and HVAC systems.
    (805) 856-8283
    Request Owner's contact information
    386 Larmier Ave Oak View, CA 93022
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    Oak View, CA 93022
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    386 Larmier Ave Oak View, CA 93022
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    We can help!
    Listing Contact
    Donna Wood
    Real Estate License ID: 01230954
    (805) 856-8283
    Learn more
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