Building Details

Building Size 4,440 SF

Listing Agency: Real Estate eBroker p***@gmail.com Show Phone

Listed By: Pardeep Singh · License #02214563 Show Phone

Source: Elliman

Added: Nov 27, 2025 Changed: Aug 23 Last Checked: Sep 1 at 6:53PM

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Investment Insights

Based on property information with market context.

A liquor store and property are available for purchase in the Ojai Valley, Ventura County. The store is situated at the main entrance to the Ojai Valley, in proximity to Lake Casitas. The business possesses a full 21 liquor license and has a sales volume exceeding one million per year. The current owner has operated the market for 17 years and is downsizing their multiple store portfolio. The market spans 4440 square feet and offers EBT and lottery sales, with potential for expansion.

Key Highlights

• Established liquor store with real estate for sale in Ojai Valley.
• Annual sales volume exceeds $1 million with a full 21 liquor license.
• Located at the main entrance to Ojai Valley, near Lake Casitas.

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

$71,086

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

8.89%

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%

$1,421,720 $1.4M

Cap Rate 7%

$1,015,514 $1.0M

Cap Rate 9%

$789,844 $789.8K

Market Conditions

NOI Build-Up for 4,440 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

$106.6K $24.00/SF

− Vacancy

−$5.0K −$1.13/SF

EGI

$101.6K $22.87/SF

− OpEx

−$30.5K −$6.86/SF

NOI

$71.1K $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%

$1,421,720

Cap Rate 7%

$1,015,514

Cap Rate 9%

$789,844

Alternative Uses

Best Use

Retail

$1.02M

$888.6K – $1.18M (±1% cap)

NOI $71,086 @ 7.0% cap · market cap 8.89%

Second Best

Specialty Retail

$816.0K

$714.0K – $952.1K (±1% cap)

NOI $57,123 @ 7.0% cap · market cap 7.14%

Theoretical Best

Office A

$1.52M

$1.33M – $1.78M (±1% cap)

NOI $106,696 @ 7.0% cap · market cap 13.34%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Current Use

Grocery and convenience stores

Location Intelligence

Trade Area within ½ mile

186

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 0.3 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

7% 2020

6.3% 2021

5.5% 2022

5.3% 2023

5.5% 2024

5.8% 2025

Questions? Ask Rey

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What type of property is this? Where is this grocery and convenience stores located? What is the asking price? Find similar properties ... What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Grocery and convenience store - Liquor store and property for sale in Ojai Valley.

Where is this grocery and convenience store located?

The property is located at 690 N N Ventura Ave Ave Oak View, CA.

What is the asking price?

The asking price for this property is $800,000.

What are key features of this property?

This property features: Established liquor store with real estate for sale in Ojai Valley.; Annual sales volume exceeds $1 million with a full 21 liquor license.; Located at the main entrance to Ojai Valley, near Lake Casitas.