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    Ventura County Agricultural Land Title is generated by Realmo AI

    000 N Sand Canyon Rd N, Somis, CA 93066

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    Claim this Listing
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    For Sale
    $1,200,000

    21.24 acres of land in Somis, California.

    Type:Land
    Lot size:
    21.24 Acres
    Added:
    May 21, 2026
    Days on Market:
    7
    Last Refresh:
    May 21 at 1:07 pm

    Property Features for 000 N Sand Canyon Rd N

    General Information

    Standard status
    Active
    Lot size
    21.24 Acres
    Property subtype
    Land

    We can help!

    Listing Contact
    Gwyn Goodman
    Gwyn Goodman

    Listing agent Gwyn Goodman License #00779815

    Listing office Gwyn A. Goodman

    Listing date May 21, 2026

    Source Elliman

    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 Gwyn A. Goodman

    HighLights

    • 21.24 acres of cleared land, ideal for avocado replanting or equestrian use.
    • Ventura County 4' irrigation meter to be reinstalled prior to close of escrow.
    • Organic status potential (owner to certify prior to close of escrow).
    • Panoramic views of the Las Posas Valley.
    • Located in a prestigious agricultural and equestrian community.
    • Road and Well Agreements & an LCA contract under the Williamson Act are in place.

    Overview

    This 21.24-acre property, known as the ''JEWEL OF VENTURA COUNTY,'' features level to softly rolling land. Formerly a lemon grove, it has been stumped and cleared for avocado replanting. Irrigation infrastructure is in place, and the property has organic status, with the owner to certify this status prior to the close of escrow. The location offers panoramic views of the Las Posas Valley. Water is supplied by a Ventura County 4' irrigation meter, which is currently out for repair but will be reinstalled prior to the close of escrow. This property presents an investment opportunity in a pristine rural agricultural community with excellent climate conditions ideal for avocado cultivation. It is a rare chance to acquire estate-quality land. The location is suitable for a rural country estate or a prime equestrian operation. Road and Well Agreements and an LCA contract are in place under the Williamson Act. The property provides spectacular views overlooking the Las Posas Valley, which contains lemon and avocado groves, equestrian ranches, and county estate properties. The area benefits from a gentle west breeze from the ocean. The property offers privacy and safety amidst a quiet beauty, making it a tremendous rural estate area.
    Location Intelligence

    Current Use by Public Records

    Agricultural land / Farmland

    Suggested Use

    Restaurant Building Supply Big Box & Wholesale Store Auto Repair Shop Hair Salon Auto Parts Store Hotel & Motel Food Market Electrical Service Garden Center

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

    Location Insight

    • Map
    • Local Demand
    City
    Somis
    County
    Ventura
    State
    California
    Longitude
    -118.977343
    Latitude
    34.268953

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    FAQs

    What type of property is this?
    Agricultural land / Farmland - 21.24 acres of land in Somis, California.
    Where is this agricultural land / farmland located?
    The property is located at 000 N Sand Canyon Rd N Somis, CA.
    What is the asking price?
    The asking price for this property is $1,200,000.
    What are key features of this property?
    This property features: 21.24 acres of cleared land, ideal for avocado replanting or equestrian use.; Ventura County 4' irrigation meter to be reinstalled prior to close of escrow.; Organic status potential (owner to certify prior to close of escrow).
    (805) 443-5650
    We can help!
    Listing Contact
    Gwyn Goodman
    Gwyn Goodman
    Real Estate License ID: 00779815
    Learn More
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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.

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    000 N Sand Canyon Rd N, Somis, CA 93066
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