Corner Retail Condo with Tall
For Sale
$799,000
101-2176 E Main St, Ventura, CA
Built in 2022 with installed HVAC and expansive street-facing windows.
Property Size1,585 SF
Price / SF$504.10
Days on Market495
Property Features for 101-2176 E Main St
General Information
Standard status
Active
Size
1,585 SF
Site & Location
Corner Location
Yes
Anchor Co-Tenants
A Secret Place Beauty Salon, Boba Tea Cafe & Yoga Studio
Additional Details
Floor
Ground
Amenities
high ceilings
tall windows
HVAC system
Building Details
Year Built
2022
Listing Agency:
LIV Sotheby's International
(805) 320-3090
Listed By:
David Smolen
(805) 320-3090
Source:
Exprealty
Added: Apr 23, 2025
Changed: Aug 29
Last Checked: Aug 29 at 7:27PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of LIV Sotheby's International
Investment Insights
Based on property information with market context.
This 1,585-square-foot retail condo occupies a corner position within the Villa San Clemente Condo Complex, a mixed-use development completed in 2022. The interior features high ceilings, tall windows, abundant natural light, and an existing HVAC system that can support a streamlined build-out. The property is suited to retail, wellness, professional services, and creative office uses as stated in the property information.
The ground level contains three commercial condos, with ten two-story residential condos above. The unit is next to A Secret Place Beauty Salon, while a Boba Tea Cafe and Yoga Studio are identified as coming soon at the opposite end of the complex. The corner placement and window exposure provide prominent visibility from the surrounding streets.
The ground level contains three commercial condos, with ten two-story residential condos above. The unit is next to A Secret Place Beauty Salon, while a Boba Tea Cafe and Yoga Studio are identified as coming soon at the opposite end of the complex. The corner placement and window exposure provide prominent visibility from the surrounding streets.
Key Highlights
- 1,585 SF corner retail condo in the Villa San Clemente Condo Complex
- Completed in 2022
- High ceilings and tall windows provide abundant natural light
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$55,759
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
6.98%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,115,180
$1.1M
Cap Rate 7%
$796,557
$796.6K
Cap Rate 9%
$619,544
$619.5K
Market Conditions
NOI Build-Up for 1,585 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$88.8K $56.04/SF
− Vacancy
−$14.5K −$9.13/SF
EGI
$74.3K $46.91/SF
− OpEx
−$18.6K −$11.73/SF
NOI
$55.8K $35.18/SF
Area
Santa Clara County, CA
Vacancy
16.30%
Lease Rate
$56.04 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,115,180
Cap Rate 7%
$796,557
Cap Rate 9%
$619,544
Alternative Uses
Best Use
Office B
$796.6K
$697.0K – $929.3K
NOI $55,759 @ 7.0% cap · market cap 6.98%
Second Best
Retail
$611.6K
$535.2K – $713.6K
NOI $42,813 @ 7.0% cap · market cap 5.36%
Theoretical Best
Office A
$956.9K
$837.3K – $1.12M
NOI $66,982 @ 7.0% cap · market cap 8.38%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
5,272
Businesses Nearby
Explore this area
Business Placement
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Built in 2022 with installed HVAC and expansive street-facing windows.
Where is this retail space located?
The property is located at 101-2176 E Main St Ventura, CA.
What is the asking price?
The asking price for this property is $799,000.
What are key features of this property?
This property features: 1,585 SF corner retail condo in the Villa San Clemente Condo Complex; Completed in 2022; High ceilings and tall windows provide abundant natural light
