Versatile Industrial Condo in
For Sale
$1,000,000
108-6085 King Dr, Ventura, CA
Spacious industrial condo with high ceilings, natural light, and ample parking.
Property Size2,989 SF
Price / SF$334.56
Days on Market104
Property Features for 108-6085 King Dr
General Information
Standard status
Active
Size
2,989 SF
Listing Agency:
LIV Sotheby's International Realty
(805) 444-7874
Listed By:
Amy Hall · License #01957427
(805) 444-7874
Source:
Exprealty
Added: May 20
Changed: Aug 20
Last Checked: Aug 30 at 8:58PM
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 Realty
Investment Insights
Based on property information with market context.
This impressive industrial condo is centrally located in Ventura, offering just under 3,000 square feet of versatile workspace with soaring 16-foot ceilings. The expansive interior is filled with natural light from multiple skylights, creating an open and bright atmosphere. Designed for both functionality and flexibility, the spacious roll-up door facilitates loading equipment, oversized tools, RVs, yachts, trailers, or multiple vehicles. Car enthusiasts and collectors will appreciate the potential to install several vehicle lifts, maximizing storage and creating an automotive workspace or showroom. A formal entrance with glass doors welcomes clients and guests into the private 11 x 11 office, offering a polished and professional setting. A convenient half bath is located around the corner, along with existing work benches and built-in shelving. Ample parking adds convenience for employees or customers. This industrial area surrounding the Buenaventura Golf Course is one of Ventura's most convenient and desirable commercial corridors. Located just off Olivas Park Drive, with quick access to Highway 101, the area blends light industrial, business park, automotive, marine, and recreational uses, making it ideal for warehouse, showroom, contractor, or hobbyist space.
Key Highlights
- Centrally located in Ventura with quick access to Highway 101
- Approximately 3,000 SF of versatile workspace with 16‑FT ceilings
- Roll‑up door** for easy loading of equipment, vehicles, or oversized items
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
$80,737
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
8.07%
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%
$1,614,740
$1.6M
Cap Rate 7%
$1,153,386
$1.2M
Cap Rate 9%
$897,078
$897.1K
Market Conditions
NOI Build-Up for 2,989 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
$120.9K $40.44/SF
− Vacancy
−$5.5K −$1.85/SF
EGI
$115.3K $38.59/SF
− OpEx
−$34.6K −$11.58/SF
NOI
$80.7K $27.01/SF
Area
Santa Clara County, CA
Vacancy
4.58%
Lease Rate
$40.44 /SF/Yr
Expense Ratio
30.00%
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%
$1,614,740
Cap Rate 7%
$1,153,386
Cap Rate 9%
$897,078
Alternative Uses
Best Use
Retail
$1.15M
$1.01M – $1.35M
NOI $80,737 @ 7.0% cap · market cap 8.07%
Second Best
Warehouse
$865.4K
$757.3K – $1.01M
NOI $60,580 @ 7.0% cap · market cap 6.06%
Theoretical Best
Office A
$1.80M
$1.58M – $2.11M
NOI $126,315 @ 7.0% cap · market cap 12.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
5,272
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Flex space - Spacious industrial condo with high ceilings, natural light, and ample parking.
Where is this flex space located?
The property is located at 108-6085 King Dr Ventura, CA.
What is the asking price?
The asking price for this property is $1,000,000.
What are key features of this property?
This property features: Centrally located in Ventura with quick access to Highway 101; Approximately 3,000 SF of versatile workspace with **16‑FT ceilings**; Roll‑up door** for easy loading of equipment, vehicles, or oversized items
