Grocery Market with Liquor
For Sale
$800,000
690 N Ventura Ave, Oak View, CA 93022
Oak View, CA
Property Size4,440 SF
Price / SF$180.18
Days on Market571
Property Features for 690 N Ventura Ave
General Information
Property type
Commercial Sale
Property subtype
Other
Subdivision
VC21 - Ventura - Ventura Ave
Standard status
Active
Listing Agency:
Real Estate EBroker, Inc.
(760) 722-3222
Listed By:
Pardeep Singh · License #02214563
(805) 600-4800
Added: Feb 7, 2025
Changed: Aug 31
Last Checked: Sep 1 at 4:06PM
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.
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.
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 = 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
NOI $71,086 @ 7.0% cap · market cap 8.89%
Second Best
Specialty Retail
$816.0K
$714.0K – $952.1K
NOI $57,123 @ 7.0% cap · market cap 7.14%
Theoretical Best
Office A
$1.52M
$1.33M – $1.78M
NOI $106,696 @ 7.0% cap · market cap 13.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
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
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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
