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Property profile & analytics
OFF-MARKET
Estimated value
$560,000
Apartment buildings
1260 Patricia Ave Simi Valley, CA 93065-7553
Entity Owned
4-yr Hold
Free & Clear
Property ID
US10-1481990
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1950
Total area
1,948 SF
Lot
0.84 ac (36,764 SF)
Zoning code
RH-1
APN
632-0-351-695
UPID
US10-1481990
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
-
Vantage Apartments Apartment Building
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$460k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$560k
Owner & transaction history
Ventura County Watershed Protection · 4 yrs held
Ventura County Watershed Protection
since 2021
6 recorded transactions
Zoning & alternative use
RH-1 · Simi Valley, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$815,000
+44.5%
Office building
$745,000
+31.8%
Medical building
$740,000
+31.2%
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 Simi Valley submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Simi Valley 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$500,000
6.5%
$460,000
7%
$425,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$565,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$815,000
Change: +45% · Conversion: Difficult
OFFICE BUILDING
$745,000
Change: +32% · Conversion: Moderate
MEDICAL BUILDING
$740,000
Change: +31% · Conversion: Moderate
AUTO REPAIR, GARAGE
$730,000
Change: +29% · Conversion: Difficult
COMMERCIAL (GENERAL)
$655,000
Change: +16% · Conversion: Moderate
WAREHOUSE, STORAGE
$565,000
Change: +0% · Conversion: Difficult
Blend value · Realmo final
$560k
Range $504k – $616k · ±10%
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
$287 / 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
$81,450
Tax year 2023
Assessed value
$7,681,479
Assessed 2024
Previous assessed
$7,530,862
+2.0% YoY
Effective rate
1.06%
On assessed value
Assessed land
$1,315,532
Assessed improvement
$6,365,947
Applied tax rate
9.0000
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1950
Heating
NONE
Stories
1
Rooms
2
Bathrooms
2
Total area
1,948 SF
Lot
0.84 ac (36,764 SF)
Zoning code
RH-1
APN
632-0-351-695
UPID
US10-1481990
Jurisdiction
VENTURA
Zoning & alternative use
RH-1 · Simi Valley, CAZoning RH-1 · permitted uses
RH-1 · Simi Valley, 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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$565,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$815,000
OFFICE BUILDING
Est. value
$745,000
MEDICAL BUILDING
Est. value
$740,000
AUTO REPAIR, GARAGE
Est. value
$730,000
COMMERCIAL (GENERAL)
Est. value
$655,000
WAREHOUSE, STORAGE
Est. value
$565,000
APARTMENT HOUSE (5+ UNITS) Current
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
MEDICAL BUILDING
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
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
1950
Heating
NONE
Stories
1
Rooms
2
Bathrooms
2
Lot
0.84 ac
Current owner
From public records · entity-resolved
Ventura County Watershed Protection
Entity
Free & Clear · 4 yrs held
Mailing address
17404 VENTURA BLVD, ENCINO, CA 91316-3875
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 29, 2021
—
Ventura County Watershed Protection
1260 Patricia Avenue Associates LLC
Grant Deed
—
Jul 2, 2020
—
1260 Patricia Avenue Associates LLC
1260 Patricia Avenue Associates LLC
Intrafamily Transfer
related
$11,375,000 · Pacific Premier Bank
Apr 23, 2019
$1,900,000
1260 Patricia Ave Assocs LLC
Smv Patricia LLC
Grant Deed
—
Jan 6, 2003
$781,000
Smv Patricia LLC
Riverwood Townhomes LLC
Grant Deed
—
May 3, 2000
$590,000
Cal-rio LLC
Tschirhart,donald & Jean
Grant Deed
$513,731 · Seller
—
—
Riverwood Townhomes LLC
—
Deed Of Trust
related
$487,417 · Arroyo Holdings LLC
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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