Ventura Medical/Office Building For
For Sale
$925,000
Pending
3442 Loma Vista Road, Ventura, CA 93003
Fully occupied medical/office building in Ventura's Loma Vista corridor.
Property Size2,936 SF
Days on Market177
Property Features for 3442 Loma Vista Road
General Information
Standard status
Pending
Size
2,936 SF
Amenities
Central Air
Central
Building Details
Building Size
2,936 SF
Listed By:
Phil Tremiti
(805) 338-2234
Source:
Evrealestate
Added: Mar 30
Changed: Sep 18
Last Checked: Sep 21 at 3:44AM
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 Phil Tremiti
Investment Insights
Based on property information with market context.
This fully occupied medical/office building is located in Ventura's highly sought-after Loma Vista medical corridor, near CMH. The property offers stable income with rents below market, presenting an opportunity for immediate NOI upside through renewal adjustments. The current ownership is open to a partial leaseback, which would provide income continuity while also offering flexibility for owner-users. The location benefits from decent visibility, convenient parking, and a proven healthcare-driven environment, making it an attractive long-term investment. The property has a bike score of 79, indicating it is very bikeable, a walk score of 89, indicating it is very walkable, and a transit score of 42, indicating some transit options are available.
Key Highlights
- Located in Ventura's highly sought‑after Loma Vista medical corridor near CMH.
- Stable income in place with rents below market, creating immediate NOI upside.
- Ownership wants to do a partial leaseback, providing income continuity while offering flexibility.
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
$55,046
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
5.95%
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%
$1,100,920
$1.1M
Cap Rate 7%
$786,371
$786.4K
Cap Rate 9%
$611,622
$611.6K
Market Conditions
NOI Build-Up for 2,936 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
$98.6K $33.60/SF
− Vacancy
−$6.9K −$2.35/SF
EGI
$91.7K $31.25/SF
− OpEx
−$36.7K −$12.50/SF
NOI
$55.0K $18.75/SF
Area
Santa Clara County, CA
Vacancy
7.00%
Lease Rate
$33.60 /SF/Yr
Expense Ratio
40.00%
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%
$1,100,920
Cap Rate 7%
$786,371
Cap Rate 9%
$611,622
Alternative Uses
Best Use
Office B
$1.48M
$1.29M – $1.72M
NOI $103,286 @ 7.0% cap · market cap 11.17%
Second Best
Healthcare Medical
$786.4K
$688.1K – $917.4K
NOI $55,046 @ 7.0% cap · market cap 5.95%
Theoretical Best
Office A
$1.77M
$1.55M – $2.07M
NOI $124,076 @ 7.0% cap · market cap 13.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
535
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 93003, CA
50,558
Population
20,734
Households
2.4
Avg Household Size
42
Median Age
41%
College-Educated
92%
High-School Grad
20.8 sq mi
ZIP Area
2,431
Density / Sq Mi
$100,300
Median Household Income
$50,185
Median Earnings
$2,173
Median Rent
$781,600
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in West region
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Frequently Asked Questions
What type of property is this?
Medical Office Space - Fully occupied medical/office building in Ventura's Loma Vista corridor.
Where is this medical office space located?
The property is located at 3442 Loma Vista Road Ventura, CA.
What is the asking price?
The asking price for this property is $925,000.
What are key features of this property?
This property features: Located in Ventura's highly sought‑after Loma Vista medical corridor near CMH.; Stable income in place with rents below market, creating immediate NOI upside.; Ownership wants to do a partial leaseback, providing income continuity while offering flexibility.
