Mixed-Use Live-Work
For Sale
$1,895,000
161 Garden Street, Ventura, CA 93001
Four separate buildings combine residential accommodations with flexible commercial and creative studio space.
Property Size3,723 SF
Lot Size0.18 Acres
Price / SF$508
Days on Market245
Property Features for 161 Garden Street
General Information
Standard status
Active
Size
3,723 SF
Lot size
0.18 Acres
Property subtype
Mixed Use
Additional Details
Road Access
Yes
Multifamily Units
7
Amenities
courtyard
covered deck
private patio
3
MXD
4 Parking Spaces.
44 x 178
Building Details
Year Built
2022
Buildings
4
Listing Agency:
Compass RE Texas, LLC
(323) 593-6999
Listed By:
Compass · License #01248728
Source:
Xome
Added: Dec 28, 2025
Changed: Aug 30
Last Checked: Apr 24 at 7:54AM
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 Compass RE Texas, LLC
Investment Insights
Based on property information with market context.
This mixed-use compound includes four separate structures with a combined 3,723 square feet on a 7,840 SF lot. The property offers 4 addresses and 7 units, including a renovated 1920s bungalow and three newer detached buildings. Each newer structure pairs an upper one-bedroom unit with a ground-floor studio, while the bungalow provides additional residential space. Landscaped courtyards connect the buildings, and architectural details include exposed steel, corrugated metal, ribbon windows, polished concrete, Marmoleum flooring, operable windows, covered decks, and French doors.
Dual commercial and residential zoning supports a range of live-work, office, storefront, retail, creative, and fabrication uses. Individual utility metering and vacant delivery provide operational flexibility. The property is located in downtown Ventura, less than a mile from the beach and near Main Street and Ventura Avenue, with nearby restaurants, boutiques, parks, trails, and coastal and inland bike paths. Open gravel parking includes tandem spaces.
Dual commercial and residential zoning supports a range of live-work, office, storefront, retail, creative, and fabrication uses. Individual utility metering and vacant delivery provide operational flexibility. The property is located in downtown Ventura, less than a mile from the beach and near Main Street and Ventura Avenue, with nearby restaurants, boutiques, parks, trails, and coastal and inland bike paths. Open gravel parking includes tandem spaces.
Key Highlights
- Mixed‑use compound with 4 addresses and 7 units
- 3,723 square feet across a 7,840 SF lot
- Four separate structures, including a renovated 1920s bungalow
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
$130,972
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
6.91%
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%
$2,619,440
$2.6M
Cap Rate 7%
$1,871,029
$1.9M
Cap Rate 9%
$1,455,244
$1.5M
Market Conditions
NOI Build-Up for 3,723 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
$208.6K $56.04/SF
− Vacancy
−$34.0K −$9.13/SF
EGI
$174.6K $46.91/SF
− OpEx
−$43.7K −$11.73/SF
NOI
$131.0K $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%
$2,619,440
Cap Rate 7%
$1,871,029
Cap Rate 9%
$1,455,244
Alternative Uses
Best Use
Office B
$1.87M
$1.64M – $2.18M
NOI $130,972 @ 7.0% cap · market cap 6.91%
Second Best
Apartment 5plus
$1.01M
$884.6K – $1.18M
NOI $70,767 @ 7.0% cap · market cap 3.73%
Theoretical Best
Office A
$2.25M
$1.97M – $2.62M
NOI $157,334 @ 7.0% cap · market cap 8.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
7
Residential units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
737
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?
Mixed-use property - Four separate buildings combine residential accommodations with flexible commercial and creative studio space.
Where is this mixed-use property located?
The property is located at 161 Garden Street Ventura, CA.
What is the asking price?
The asking price for this property is $1,895,000.
What are key features of this property?
This property features: Mixed‑use compound with 4 addresses and 7 units; 3,723 square feet across a 7,840 SF lot; Four separate structures, including a renovated 1920s bungalow
