Two-Building Live-Work
For Sale
$2,150,000
481 N Ventura Ave, Ventura, CA 93001
The property combines two buildings at a Ventura address with improvements dating to 1926.
Property Size4,716 SF
Days on Market68
Property Features for 481 N Ventura Ave
General Information
Standard status
Active
Size
4,716 SF
Class
B
Property subtype
Office
Building Details
Building Size
4,716 SF
Year Built
1926
Listing Agency:
(805) 653-6794
Listed By:
Jeffrey R. Becker CCIM . CPM . RPA · License #01213236
Source:
Beckergrp
Added: Jun 25
Changed: Aug 30
Last Checked: Aug 30 at 2:55PM
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 live-work property consists of two buildings at 481 N Ventura Ave in Ventura, California. The improvements date to 1926, providing a historic physical base for the live-work configuration.
The property is positioned along N Ventura Ave in the 93001 ZIP code. Its two-building layout distinguishes the offering from a single-structure property and supports the combined residential and workspace format identified in the listing classification.
The property is positioned along N Ventura Ave in the 93001 ZIP code. Its two-building layout distinguishes the offering from a single-structure property and supports the combined residential and workspace format identified in the listing classification.
Key Highlights
- Two‑building live‑work property
- Improvements date to 1926
- Located at 481 N Ventura Ave, Ventura, CA 93001
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
$165,905
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
7.72%
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%
$3,318,100
$3.3M
Cap Rate 7%
$2,370,071
$2.4M
Cap Rate 9%
$1,843,389
$1.8M
Market Conditions
NOI Build-Up for 4,716 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
$264.3K $56.04/SF
− Vacancy
−$43.1K −$9.13/SF
EGI
$221.2K $46.91/SF
− OpEx
−$55.3K −$11.73/SF
NOI
$165.9K $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%
$3,318,100
Cap Rate 7%
$2,370,071
Cap Rate 9%
$1,843,389
Alternative Uses
Best Use
Office B
$2.37M
$2.07M – $2.77M
NOI $165,905 @ 7.0% cap · market cap 7.72%
Second Best
Mixed Use
$1.16M
$1.02M – $1.36M
NOI $81,351 @ 7.0% cap · market cap 3.78%
Theoretical Best
Office A
$2.85M
$2.49M – $3.32M
NOI $199,299 @ 7.0% cap · market cap 9.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,054
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Live-work space - The property combines two buildings at a Ventura address with improvements dating to 1926.
Where is this live-work space located?
The property is located at 481 N Ventura Ave Ventura, CA.
What is the asking price?
The asking price for this property is $2,150,000.
What are key features of this property?
This property features: Two‑building live‑work property; Improvements date to 1926; Located at 481 N Ventura Ave, Ventura, CA 93001
