Commercial Land with Existing
For Sale
$299,900
140 E 6th St, Oxnard, CA 93030
Existing improvements date to 1929 and include a rear yard with mature avocado trees.
Property Size1,575 SF
Price / SF$190.41
Days on Market36
Property Features for 140 E 6th St
General Information
Standard status
Active
Size
1,575 SF
Building Details
Year Built
1929
Listing Agency:
RE/MAX Gold Coast-Beach Marina Office
(805) 469-5221
Listed By:
Javier Castro · License #01342011
Source:
Myfabuloushome
Added: Jul 25
Changed: Aug 28
Last Checked: Aug 29 at 11:40AM
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 RE/MAX Gold Coast-Beach Marina Office
Investment Insights
Based on property information with market context.
This downtown commercial land offering includes an existing building constructed in 1929, providing a character-rich improvement for a future restoration, redevelopment, or adaptive reuse plan. The property was formerly used as a bar and dance hall and includes a rear yard with mature avocado trees. Primarily street parking serves the site.
Located at 140 E 6th St in downtown Oxnard, the property sits just off Oxnard Boulevard and is surrounded by established businesses, dining, and community activity. Its central setting places the site within an active downtown environment while retaining an existing structure with a documented history and distinctive physical character.
Located at 140 E 6th St in downtown Oxnard, the property sits just off Oxnard Boulevard and is surrounded by established businesses, dining, and community activity. Its central setting places the site within an active downtown environment while retaining an existing structure with a documented history and distinctive physical character.
Key Highlights
- Existing building constructed in 1929
- Former bar and dance hall use
- Rear yard with mature avocado trees
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
$20,192
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
6.73%
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%
$403,840
$403.8K
Cap Rate 7%
$288,457
$288.5K
Cap Rate 9%
$224,356
$224.4K
Market Conditions
NOI Build-Up for 1,575 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
$31.2K $19.80/SF
− Vacancy
−$2.3K −$1.49/SF
EGI
$28.8K $18.32/SF
− OpEx
−$8.7K −$5.49/SF
NOI
$20.2K $12.82/SF
Area
Oxnard, CA
Vacancy
7.50%
Lease Rate
$19.80 /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%
$403,840
Cap Rate 7%
$288,457
Cap Rate 9%
$224,356
Alternative Uses
Best Use
Retail
$288.5K
$252.4K – $336.5K
NOI $20,192 @ 7.0% cap · market cap 6.73%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$514.0K
$449.8K – $599.7K
NOI $35,982 @ 7.0% cap · market cap 12.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,963
Businesses Nearby
Explore this area
Business Placement
Demographics for 93030, CA
59,011
Population
15,966
Households
3.7
Avg Household Size
33
Median Age
19%
College-Educated
70%
High-School Grad
14.1 sq mi
ZIP Area
4,185
Density / Sq Mi
$90,067
Median Household Income
$36,217
Median Earnings
$1,853
Median Rent
$639,800
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Commercial land - Existing improvements date to 1929 and include a rear yard with mature avocado trees.
Where is this commercial land located?
The property is located at 140 E 6th St Oxnard, CA.
What is the asking price?
The asking price for this property is $299,900.
What are key features of this property?
This property features: Existing building constructed in 1929; Former bar and dance hall use; Rear yard with mature avocado trees
