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Property profile & analytics
OFF-MARKET
Estimated value
$2,520,000
Car washes
11502 Ventura Ave Ojai, CA 93023-4813
Individually Owned
3-yr Hold
~
Est. High Equity
Property ID
US10-1489935
Property profile
Verified
Property type
Car washes
Use group
CAR WASH
Year built
1996
Total area
5,583 SF
Lot
0.5 ac (21,780 SF)
Zoning code
CPD
APN
033-0-082-015
UPID
US10-1489935
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Ojai Spring CarWash & Lube Car Wash
-
Shine Wash, Inc Car Wash
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.75M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.21M
Blend (final)
Blend
$2.52M
Owner & transaction history
Hui Zhou · 3 yrs held
Hui Zhou
since 2023
Last sale
$2.4M
7 recorded transactions
Zoning & alternative use
CPD · Ojai, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$3.1M
+50.1%
Restaurant
$2.7M
+29.0%
Neighborhood: shopping center
$2.3M
+11.9%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Ojai submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Ojai submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$2,525,000
ML approach
$2,745,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$2,090,000
Current use
COMMERCIAL (GENERAL)
$3,140,000
Change: +50% · Conversion: Moderate
RESTAURANT
$2,700,000
Change: +29% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$2,340,000
Change: +12% · Conversion: Difficult
OFFICE BUILDING
$2,135,000
Change: +2% · Conversion: Difficult
MEDICAL BUILDING
$2,125,000
Change: +2% · Conversion: Difficult
Blend value · Realmo final
$2.52M
Range $2.27M – $2.77M · ±10% · vs last sale $2.40M (Feb 16 2023)
Last sale anchor
$2.40M
Feb 16 2023
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$451 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$31,935
Tax year 2023
Assessed value
$2,752,672
Assessed 2024
Previous assessed
$2,673,895
+2.9% YoY
Effective rate
1.16%
On assessed value
Assessed land
$754,379
Assessed improvement
$1,998,293
Applied tax rate
70.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Car washes
Use group
CAR WASH
Status
Off-Market
Year built
1996
Heating
NONE
Total area
5,583 SF
Lot
0.5 ac (21,780 SF)
Zoning code
CPD
APN
033-0-082-015
UPID
US10-1489935
Jurisdiction
VENTURA
Zoning & alternative use
CPD · Ojai, CAZoning CPD · permitted uses
CPD · Ojai, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
AUTO REPAIR, GARAGE Current
Est. value
$2.1M
COMMERCIAL (GENERAL)
Est. value
$3.1M
RESTAURANT
Est. value
$2.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.3M
OFFICE BUILDING
Est. value
$2.1M
MEDICAL BUILDING
Est. value
$2.1M
AUTO REPAIR, GARAGE Current
COMMERCIAL (GENERAL)
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
MEDICAL BUILDING
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1996
Heating
NONE
Lot
0.5 ac
Current owner
From public records · entity-resolved
Hui Zhou
Individual
Mailing address
1419 WARWICK AVE, THOUSAND OAKS, CA 91360-3548
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 16, 2023
—
Hui Zhou
Liren Wang
Intrafamily Transfer
related
—
Jan 25, 2021
—
Hui Zhou
—
Deed
related
$820,000 · Jpmorgan Chase Bank NA
Jan 8, 2019
—
Zhou Family Trust
Wang,liren
Quit Claim Deed
related
—
Nov 24, 2015
$2,400,000
2008 Liren Wang & Hui Zhou Revocabl
Enoch LLC
Grant Deed
$820,000 · Jpmorgan Chase Bank NA
Aug 5, 2008
$2,900,000
Enoch LLC
Ojai Carwash INC
Grant Deed
$1,835,000 · Nationwide Exchange Corp
Jun 27, 2003
—
Ojai Carwash INC
Youn,ji Y
Quit Claim Deed
related
$211,000 · Washington Mutual Fsb
Nov 6, 2002
$495,000
Ji Y Youn
Kim,bo K
Grant Deed
$855,000 · Bo K Kim
Dec 30, 1998
$700,000
Bo K Kim
Intertec Capital Management In
Grant Deed
related
—
May 5, 1994
$265,000
Intertec Capital Management In
Thompson,william
Grant Deed
related
$132,500 · Ojai Valley Bank
—
—
Ji Y Youn
—
Deed Of Trust
related
$395,000 · Bo Kyung Kim
—
—
Ojai Carwash INC
—
Deed Of Trust
related
$1,000,000 · Wilshire State Bank
—
—
Enoch LLC
—
Deed Of Trust
related
$1,173,250 · Hanmi Bank
—
—
Enoch LLC
—
Deed Of Trust
related
$691,750 · Hanmi Bank
—
—
Enoch LLC
—
Deed Of Trust
related
$1,585,000 · Hanmi Bank
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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