Assisted Living Facility with Solar
For Sale
Contact for pricing
452 Heidelberg Ave, Ventura, CA 93003
Residential care facility with private rooms, backup power, and systems designed for higher-acuity resident needs.
Property Size2,601 SF
Price / SF$576.70
Days on Market150
Property Features for 452 Heidelberg Ave
General Information
Standard status
Active
Size
2,601 SF
Class
A
Property subtype
Senior Living
Zoning
R1
Occupancy
100%
Investment Type
Owner/User
Building Details
Year Built
2019
Buildings
1
Stories
1
Listing Agency:
Pellego
Listed By:
Teri Szoke · License #01476029
(704) 906-4025
Source:
Crexi
Added: Apr 7
Changed: Sep 2
Last Checked: Sep 3 at 12:03AM
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 Pellego
Investment Insights
Based on property information with market context.
Built in 2019, this 2,601-square-foot assisted living facility is configured with six private rooms and is licensed for six non-ambulatory residents. The license also includes six hospice waivers and three bedridden waivers, supporting care for residents with varying needs. The property is described as bright, well maintained, and ready for occupancy when vacancies arise.
Energy and safety improvements include a paid-off solar system paired with two Tesla batteries, whole-house water filtration, fire sprinklers, and hard-wired smoke detectors throughout. The facility is located at 452 Heidelberg Ave in Ventura, California, and carries R1 zoning. Current operations are reported at full capacity with a waiting list.
Energy and safety improvements include a paid-off solar system paired with two Tesla batteries, whole-house water filtration, fire sprinklers, and hard-wired smoke detectors throughout. The facility is located at 452 Heidelberg Ave in Ventura, California, and carries R1 zoning. Current operations are reported at full capacity with a waiting list.
Key Highlights
- Six private rooms in a 2,601‑square‑foot facility
- Licensed for 6 non‑ambulatory residents and 6 hospice waivers
- Includes 3 bedridden waivers
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
$49,440
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
3.30%
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%
$988,800
$988.8K
Cap Rate 7%
$706,286
$706.3K
Cap Rate 9%
$549,333
$549.3K
Market Conditions
NOI Build-Up for 2,601 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
$93.6K $36.00/SF
− Vacancy
−$3.7K −$1.44/SF
EGI
$89.9K $34.56/SF
− OpEx
−$40.5K −$15.55/SF
NOI
$49.4K $19.01/SF
Area
Santa Clara County, CA
Vacancy
4.00%
Lease Rate
$36.00 /SF/Yr
Expense Ratio
45.00%
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%
$988,800
Cap Rate 7%
$706,286
Cap Rate 9%
$549,333
Alternative Uses
Best Use
Apartment 5plus
$706.3K
$618.0K – $824.0K
NOI $49,440 @ 7.0% cap · market cap 3.30%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.57M
$1.37M – $1.83M
NOI $109,918 @ 7.0% cap · market cap 7.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Assisted living facility - Residential care facility with private rooms, backup power, and systems designed for higher-acuity resident needs.
Where is this assisted living facility located?
The property is located at 452 Heidelberg Ave Ventura, CA.
What is the asking price?
The asking price for this property is $1,500,000.
What are key features of this property?
This property features: Six private rooms in a 2,601‑square‑foot facility; Licensed for 6 non‑ambulatory residents and 6 hospice waivers; Includes 3 bedridden waivers
