Duplex With Ocean
For Sale
$975,000
6779 Ojai Avenue, Ventura, CA 93001
Two homes occupy separate tax parcels with independent utilities and septic systems.
Property Size1,884 SF
Price / SF$517.52
Days on Market279
Property Features for 6779 Ojai Avenue
General Information
Standard status
Active
Size
1,884 SF
Property subtype
Duplex
Units
Unit Mix
1 x 3BR/2BA, 1 x 1BR/1BA
Multifamily Units
2
Additional Details
Asking Price
$1,200,000
Amenities
Tray, Cathedral/vaulted Ceiling, Storage, Tile Counter Top
Carbon Monoxide Detector
Alarm -Smoke/Fire
3
Outbuildings. Storage Area. Horse Facilities.
1 Garage Spaces. 4 Parking Spaces. Carport.
Stucco
Hill, Ocean, Panoramic
Beach Access, Rain Gutters, No Common Walls, Shed, Fishing, Street Lights, Extra Storage. Alley, City Road, Paved Road.
Building Details
Year Built
1978
Buildings
2
Stories
2
Listing Agency:
COMPASS
(818) 790-9900
Listed By:
Steven Kuhn · License #01237314
(818) 957-4899
Source:
Xome
Added: Nov 27, 2025
Changed: Sep 2
Last Checked: Sep 2 at 3:35PM
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 COMPASS
Investment Insights
Based on property information with market context.
This duplex property includes two separate homes that were merged in 1984 and cannot be legally unmerged. The main residence at 6779 Ojai Avenue offers three bedrooms and two bathrooms, with a converted garage, downstairs studio lockout, full kitchen and bath, laundry area, vaulted living room ceiling, stone fireplace, storage, and ocean views. The property also includes a separate one-bedroom, one-bath home at 6791 Ojai Avenue with two outdoor living areas and a garden backyard.
The homes sit on two separate lots and tax parcels with two septic systems and separate utilities. Additional improvements include a shed, storage areas, carport, one garage space, and four total parking spaces. The exterior is stucco, and the property includes paved road access, street lights, rain gutters, and no common walls. The owners would like to remain in the smaller home under a life estate.
The homes sit on two separate lots and tax parcels with two septic systems and separate utilities. Additional improvements include a shed, storage areas, carport, one garage space, and four total parking spaces. The exterior is stucco, and the property includes paved road access, street lights, rain gutters, and no common walls. The owners would like to remain in the smaller home under a life estate.
Key Highlights
- Two separate homes on two lots and tax parcels
- Main residence includes 3 bedrooms and 2 bathrooms
- Separate 1‑bedroom, 1‑bath home with two outdoor living areas
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
$41,999
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
4.31%
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%
$839,980
$840.0K
Cap Rate 7%
$599,986
$600.0K
Cap Rate 9%
$466,656
$466.7K
Market Conditions
NOI Build-Up for 1,884 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
$63.3K $33.60/SF
− Vacancy
−$3.3K −$1.75/SF
EGI
$60.0K $31.85/SF
− OpEx
−$18.0K −$9.55/SF
NOI
$42.0K $22.29/SF
Area
Santa Clara County, CA
Vacancy
5.22%
Lease Rate
$33.60 /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%
$839,980
Cap Rate 7%
$599,986
Cap Rate 9%
$466,656
Alternative Uses
Best Use
Multifamily LT 5
$600.0K
$525.0K – $700.0K
NOI $41,999 @ 7.0% cap · market cap 4.31%
Second Best
Apartment 5plus
$511.6K
$447.6K – $596.9K
NOI $35,811 @ 7.0% cap · market cap 3.67%
Theoretical Best
Office A
$1.14M
$995.2K – $1.33M
NOI $79,618 @ 7.0% cap · market cap 8.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1
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 Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two homes occupy separate tax parcels with independent utilities and septic systems.
Where is this duplex located?
The property is located at 6779 Ojai Avenue Ventura, CA.
What is the asking price?
The asking price for this property is $975,000.
What are key features of this property?
This property features: Two separate homes on two lots and tax parcels; Main residence includes 3 bedrooms and 2 bathrooms; Separate 1‑bedroom, 1‑bath home with two outdoor living areas
