Listing Agency: Real Estate EBroker, Inc. i***@reebrokerca.com Show Phone

Listed By: Pardeep Singh · License #02214563 Show Phone

Added: Feb 7, 2025 Changed: Oct 7 Last Checked: Oct 17 at 7:06AM

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MLS# V1-28023

Copyright © 2026 California Regional MLS - Pasadena-Foothills and Ventura County Coastal. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

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Investment Insights

Based on property information with market context.

This for-sale grocery and convenience property combines a market operation with a full 21 liquor license. The 4440 sf store provides an established retail setting with EBT and lottery sales, while the real estate is included in the offering.

The property is located at 690 N Ventura Ave in Oak View, at the main entrance to the Ojai Valley and near Lake Casitas. The current owner has operated the market for 17 years. The offering includes both the business and the associated real estate.

Key Highlights

• Full 21 liquor license
• 4440 sf market property
• EBT and lottery sales

Financial Insights

Estimated NOI and Cap Rate

NOI / Yr

$71,086

Cap Rate

8.89%

Suggested Prices Based on Cap Rates

Cap Rate 5%

$1,421,720 $1.4M

Cap Rate 7%

$1,015,514 $1.0M

Cap Rate 9%

$789,844 $789.8K

Is this asking price fair?

Market Conditions

NOI Build-Up for 4,440 SF

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 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. How Realmo checks its estimates

Property Analytics

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Current Use

La Salsa Mexican ... Restaurant Primo Water Refill ... Big Box & Wholesale Store Oak View Market Specialty Food Shop

Suggested Use

Top Pick Law Firm Dental Office Spa & Massage Center Building Supply Nail Salon Parking Lot & Garage

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

Turnkey business

Opportunity

Yes

Liquor license

Location Intelligence

Trade Area within ½ mile

279

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

7% 2020

6.3% 2021

5.5% 2022

5.3% 2023

5.5% 2024

5.8% 2025

Similar For Sale Nearby

See more

Established Liquor Store & Property

690 N N Ventura Ave Ave, Oak View, CA 93022

$800,000

0.77 Acres

View details

Updated Two-Home Duplex

122 & 126 Bundren Street, Oak View, CA 93022

$910,000

1,790 SF

View details

Two-Home Corner Lot Income Property

386 Larmier Avenue, Oak View, CA 93022

$989,000

1,650 SF

View details

Similar Off Market Nearby

• Oak View Market — 690 N Ventura Ave, Oak View, CA 93022

Frequently Asked Questions

What type of property is this?

Grocery and convenience store - Established market with EBT and lottery sales near Lake Casitas.

Where is this grocery and convenience store located?

The property is located at 690 N Ventura 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: Full 21 liquor license; 4440 sf market property; EBT and lottery sales