Historic Downtown Ventura
For Sale
$1,695,000
Pending
570 Poli St, Ventura, CA 93001
Triplex in Historic Downtown Ventura with ocean views.
Property Size2,568 SF
Lot Size0.06 Acres
Days on Market144
Property Features for 570 Poli St
General Information
Standard status
Pending
Size
2,568 SF
Lot size
0.06 Acres
Property subtype
Investment
Building Details
Building Size
2,568 SF
Year Built
1930
Listing Agency:
LIV Sotheby's International Realty
(805) 340-8217
Listed By:
Aaron Gaston · License #01938231
(805) 340-8217
Source:
Elliman
Added: Mar 24
Changed: Aug 8
Last Checked: Aug 8 at 2:34PM
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 triplex, situated in the heart of Historic Downtown Ventura, combines architecture, coastal views, and walkability. The property features two 3-bedroom, 1-bath residences and one 1-bedroom, 1-bath unit. The two 3-bedroom units offer ocean views, city views, and views of historic Ventura City Hall, each featuring a fireplace. Currently utilized as office space, the property offers flexibility for various uses, including residential income, owner-user occupancy, or mixed-use potential. The property is located near landmarks such as the Museum of Ventura County, Ventura Botanical Gardens, the Rubicon Equity Theatre, restaurants, art galleries, boutique shopping, and the historic Ventura Mission, providing access to beaches, entertainment, and coastal recreation. Two adjacent lots are also available for purchase, providing additional expansion or future development potential.
Key Highlights
- Rare triplex in Historic Downtown Ventura with ocean views
- Excellent location: walkable to beaches, restaurants, museums, and entertainment
- Two spacious 3‑bedroom, 1‑bath units with ocean views and fireplaces
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
$90,340
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
5.33%
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%
$1,806,800
$1.8M
Cap Rate 7%
$1,290,571
$1.3M
Cap Rate 9%
$1,003,778
$1.0M
Market Conditions
NOI Build-Up for 2,568 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
$143.9K $56.04/SF
− Vacancy
−$23.5K −$9.13/SF
EGI
$120.5K $46.91/SF
− OpEx
−$30.1K −$11.73/SF
NOI
$90.3K $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%
$1,806,800
Cap Rate 7%
$1,290,571
Cap Rate 9%
$1,003,778
Alternative Uses
Best Use
Office B
$1.29M
$1.13M – $1.51M
NOI $90,340 @ 7.0% cap · market cap 5.33%
Second Best
Multifamily LT 5
$817.8K
$715.6K – $954.1K
NOI $57,247 @ 7.0% cap · market cap 3.38%
Theoretical Best
Office A
$1.55M
$1.36M – $1.81M
NOI $108,524 @ 7.0% cap · market cap 6.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,250
Businesses Nearby
Explore this area
Business Placement
Demographics for 93001, CA
33,859
Population
14,705
Households
2.3
Avg Household Size
40
Median Age
38%
College-Educated
88%
High-School Grad
96.6 sq mi
ZIP Area
351
Density / Sq Mi
$86,310
Median Household Income
$45,023
Median Earnings
$1,881
Median Rent
$760,700
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Triplex - Triplex in Historic Downtown Ventura with ocean views.
Where is this triplex located?
The property is located at 570 Poli St Ventura, CA.
What is the asking price?
The asking price for this property is $1,695,000.
What are key features of this property?
This property features: Rare triplex in Historic Downtown Ventura with ocean views; Excellent location: walkable to beaches, restaurants, museums, and entertainment; Two spacious 3‑bedroom, 1‑bath units with ocean views and fireplaces
