Vacant Retail Building with
For Sale
$450,000
Pending
550 Ventura Ave, Oak View, CA 93022
Vacant 1,095 sq. ft. retail building with fully paved parking, display fixtures, and a large walk-in cooler.
Property Size1,095 SF
Lot Size0.16 Acres
Days on Market52
Property Features for 550 Ventura Ave
General Information
Standard status
Pending
Size
1,095 SF
Lot size
0.16 Acres
Zoning
Commercial - General Retail
Site & Location
Highway Access
Yes
Road Access
Yes
Fenced Yard
Yes
Additional Details
Business Included
Yes
Listing Agency:
eXp Realty of California Inc
(805) 228-4671
Listed By:
Jose Luiz Morales · License #01891119
(805) 228-4671
Source:
Exprealty
Added: Jul 3
Changed: Aug 23
Last Checked: Aug 22 at 11:54AM
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 eXp Realty of California Inc
Investment Insights
Based on property information with market context.
This vacant commercial building is positioned for retail and service use, featuring a 1,095 sq. ft. interior layout supported by included display counters, shelving, and racks. The property also includes a large walk-in cooler, plus a covered and fenced rear storage area with a restroom located off the back storage room. A fully paved parking lot provides on-site parking.
The building is located in the heart of Oak View’s commercial district with visibility along busy Highway 33.
Zoned Commercial – General Retail, the property offers flexibility for a variety of permitted commercial uses, including retail and food service concepts, professional and office uses, and other commercial categories; buyers are advised to verify specifics with Ventura County.
The building is located in the heart of Oak View’s commercial district with visibility along busy Highway 33.
Zoned Commercial – General Retail, the property offers flexibility for a variety of permitted commercial uses, including retail and food service concepts, professional and office uses, and other commercial categories; buyers are advised to verify specifics with Ventura County.
Key Highlights
- Vacant 1,095 sq. ft. commercial building built in 1947 in Oak View’s commercial district
- Fully paved parking lot plus ample parking on a 7,045 sq. ft. lot
- Includes display counters, shelving, racks, and a large walk‑in cooler
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
$17,531
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
3.90%
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%
$350,620
$350.6K
Cap Rate 7%
$250,443
$250.4K
Cap Rate 9%
$194,789
$194.8K
Market Conditions
NOI Build-Up for 1,095 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
$26.3K $24.00/SF
− Vacancy
−$1.2K −$1.13/SF
EGI
$25.0K $22.87/SF
− OpEx
−$7.5K −$6.86/SF
NOI
$17.5K $16.01/SF
Area
Ventura County, CA
Vacancy
4.70%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
30.00%
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%
$350,620
Cap Rate 7%
$250,443
Cap Rate 9%
$194,789
Alternative Uses
Best Use
Retail
$250.4K
$219.1K – $292.2K
NOI $17,531 @ 7.0% cap · market cap 3.90%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$375.9K
$328.9K – $438.6K
NOI $26,314 @ 7.0% cap · market cap 5.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Fenced yard
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
280
Businesses Nearby
12k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Shell
Shops & Services
11,870 visits/mo
0.4 miles
Demographics for 93022, CA
6,172
Population
2,264
Households
2.7
Avg Household Size
44
Median Age
30%
College-Educated
88%
High-School Grad
3.1 sq mi
ZIP Area
1,991
Density / Sq Mi
$109,471
Median Household Income
$43,545
Median Earnings
$2,489
Median Rent
$704,500
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - Vacant 1,095 sq. ft. retail building with fully paved parking, display fixtures, and a large walk-in cooler.
Where is this storefront property located?
The property is located at 550 Ventura Ave Oak View, CA.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: Vacant 1,095 sq. ft. commercial building built in 1947 in Oak View’s commercial district; Fully paved parking lot plus ample parking on a 7,045 sq. ft. lot; Includes display counters, shelving, racks, and a large walk‑in cooler
