Private Spa & Wellness
New
For Sale
$198,900
484 Mobil Ave 35, Camarillo, CA 93010
Private bathroom, A/C, and utility/break room support day-to-day business operations.
Property Size500 SF
Days on Market3
Property Features for 484 Mobil Ave 35
General Information
Standard status
Active
Size
500 SF
Property subtype
Commercial
Amenities
private bathroom
air conditioning
utility room/break room
Building Details
Building Size
500 SF
Year Built
1979
Listing Agency:
RE/MAX Gold Coast REALTORS
(805) 377-8377
Listed By:
Shirley Acosta · License #01005725
(805) 377-8377
Source:
Elliman
Added: Aug 12
Changed: Aug 13
Last Checked: Aug 13 at 5:10AM
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 REALTORS
Investment Insights
Based on property information with market context.
This spa and wellness unit is currently configured as a skin care studio within Buenaventure Plaza. The space includes a private bathroom, A/C, and a utility room that also serves as a break area. Modern interior finishes and ample parking are also part of the offering.
The property is located at 484 Mobil Ave in Camarillo, near a post office, restaurants, a shopping plaza, and other amenities. The surrounding area has a Walk Score of 54 and a Bike Score of 27. The building was constructed in 1979.
The property is located at 484 Mobil Ave in Camarillo, near a post office, restaurants, a shopping plaza, and other amenities. The surrounding area has a Walk Score of 54 and a Bike Score of 27. The building was constructed in 1979.
Key Highlights
- Configured as a skin care studio
- Private bathroom included
- A/C and utility room with break area
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
$8,851
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
4.45%
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%
$177,020
$177.0K
Cap Rate 7%
$126,443
$126.4K
Cap Rate 9%
$98,344
$98.3K
Market Conditions
NOI Build-Up for 500 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
$13.2K $26.40/SF
− Vacancy
−$1.4K −$2.80/SF
EGI
$11.8K $23.60/SF
− OpEx
−$3.0K −$5.90/SF
NOI
$8.9K $17.70/SF
Area
Ventura County, CA
Vacancy
10.60%
Lease Rate
$26.40 /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%
$177,020
Cap Rate 7%
$126,443
Cap Rate 9%
$98,344
Alternative Uses
Best Use
Office B
$126.4K
$110.6K – $147.5K
NOI $8,851 @ 7.0% cap · market cap 4.45%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$171.6K
$150.2K – $200.3K
NOI $12,015 @ 7.0% cap · market cap 6.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,999
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 93010, CA
46,223
Population
17,315
Households
2.7
Avg Household Size
42
Median Age
40%
College-Educated
93%
High-School Grad
22.0 sq mi
ZIP Area
2,101
Density / Sq Mi
$108,538
Median Household Income
$50,309
Median Earnings
$2,455
Median Rent
$809,900
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.
Similar Off Market Nearby
- Camarillo Acupuncture and Herbal Medicine — 1000 Paseo Camarillo, Camarillo, CA 93010
- Dr. Casey’s Acupuncture & Functional Medicine — 350 N Lantana St #212, Camarillo, CA 93010
- Sacred Acupuncture — 2084 Ventura Blvd, Camarillo, CA 93010
- Yong Ping Chen, Acupuncturist — 2342 Lomita St UNIT C, Camarillo, CA 93010
- A Fresh Face Aesthetics, Inc. — 1931 E Daily Dr, Camarillo, CA 93010
Frequently Asked Questions
What type of property is this?
Spa & wellness property - Private bathroom, A/C, and utility/break room support day-to-day business operations.
Where is this spa & wellness property located?
The property is located at 484 Mobil Ave 35 Camarillo, CA.
What is the asking price?
The asking price for this property is $198,900.
What are key features of this property?
This property features: Configured as a skin care studio; Private bathroom included; A/C and utility room with break area
