Retail Building on Small
For Sale
$1,800,000
1954 E Main St, Ventura, CA 93001
For-sale retail building offering a compact, purpose-built footprint on a small lot in Ventura.
Property Size5,320 SF
Lot Size0.12 Acres
Price / SF$467.53
Days on Market48
Property Features for 1954 E Main St
General Information
Standard status
Active
Size
5,320 SF
Class
B
Lot size
0.12 Acres
Property subtype
Office
Building Details
Building Size
5,320 SF
Year Built
1988
Listing Agency:
(805) 653-6794
Listed By:
Jeffrey R. Becker CCIM . CPM . RPA · License #CalDRE #01213236
Source:
Beckergrp
Added: Jun 25
Changed: Aug 11
Last Checked: Aug 11 at 5:10AM
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 Jeffrey R. Becker CCIM . CPM . RPA
Investment Insights
Based on property information with market context.
This for-sale retail building at 1954 E Main St is an approximately 3,850-square-foot structure on a 5,227-square-foot lot. The property is presented as a dedicated retail asset, sized for neighborhood-scale storefront and service-oriented uses where a smaller footprint can be advantageous.
The building is located in Ventura at the stated address, with the lot size supporting a straightforward on-site footprint. Prospective tenants and buyers should review the property directly for the specific interior layout, frontage configuration, and any physical improvements that affect use and operations.
From a tenant fit perspective, the building’s retail-focused configuration and moderate size can support a range of commercial uses seeking their own standalone location. For buyers, it offers a defined retail asset with a clearly stated building footprint and lot size, which can simplify underwriting and due diligence around site and space requirements. Interested parties should confirm all details through inspection and review of available materials prior to moving forward.
The building is located in Ventura at the stated address, with the lot size supporting a straightforward on-site footprint. Prospective tenants and buyers should review the property directly for the specific interior layout, frontage configuration, and any physical improvements that affect use and operations.
From a tenant fit perspective, the building’s retail-focused configuration and moderate size can support a range of commercial uses seeking their own standalone location. For buyers, it offers a defined retail asset with a clearly stated building footprint and lot size, which can simplify underwriting and due diligence around site and space requirements. Interested parties should confirm all details through inspection and review of available materials prior to moving forward.
Key Highlights
- Approximately 3,850 SF retail building
- Located at 1954 E Main St, Ventura
- Built in 1988
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
$103,994
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
5.78%
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%
$2,079,880
$2.1M
Cap Rate 7%
$1,485,629
$1.5M
Cap Rate 9%
$1,155,489
$1.2M
Market Conditions
NOI Build-Up for 3,850 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
$155.7K $40.44/SF
− Vacancy
−$7.1K −$1.85/SF
EGI
$148.6K $38.59/SF
− OpEx
−$44.6K −$11.58/SF
NOI
$104.0K $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%
$2,079,880
Cap Rate 7%
$1,485,629
Cap Rate 9%
$1,155,489
Alternative Uses
Best Use
Retail
$1.49M
$1.30M – $1.73M
NOI $103,994 @ 7.0% cap · market cap 5.78%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.32M
$2.03M – $2.71M
NOI $162,701 @ 7.0% cap · market cap 9.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,299
Businesses Nearby
34k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 47%
Shops & Services 36%
Home Improvements & Furnishings 16%
Hotels & Casinos 2%
Toppers Pizza Place
Dining
16,128 visits/mo
0.4 miles
Extra Space Storage
Shops & Services
5,805 visits/mo
0.5 miles
Steve's Plumbing & Hardware
Home Improvements & Furnishings
3,698 visits/mo
0.3 miles
Jiffy Lube
Shops & Services
2,360 visits/mo
0.4 miles
Valvoline Instant Oil Change
Shops & Services
2,197 visits/mo
0.4 miles
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 Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - For-sale retail building offering a compact, purpose-built footprint on a small lot in Ventura.
Where is this retail space located?
The property is located at 1954 E Main St Ventura, CA.
What is the asking price?
The asking price for this property is $1,800,000.
What are key features of this property?
This property features: Approximately 3,850 SF retail building; Located at 1954 E Main St, Ventura; Built in 1988
