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Property profile & analytics
OFF-MARKET
Estimated value
$2,130,000
Industrial properties
2291 Portola Rd Ventura, CA 93003-7852
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US10-1496687
Property profile
Verified
Property type
Industrial properties
Use group
MULTI-TENANT INDUSTRIAL BUILDING
Year built
1984
Total area
6,845 SF
Lot
0.58 ac (25,264 SF)
Zoning code
MPD
APN
084-0-143-265
UPID
US10-1496687
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.13M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.88M
Blend (final)
Blend
$2.13M
Owner & transaction history
Spectron LLC · 1 yrs held
Spectron LLC
since 2024
Last sale
$2.1M
7 recorded transactions
Zoning & alternative use
MPD · Ventura, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
D Commercial Planned Development Zone 24.244 MXD Mixed-Use Zone 24.248 Harbor Mixed-Use Zone (HMXD) 24.250 Zones Within Downtown Specific Plan 24.260 M-1 Limited Industrial Zone 24.262 M-2 General Industrial Zone 24.264 M-P-D Manufacturing Planned Development Zone 24.270 A Agricultural Zone 24.280 H Hospital Zone 24.290 P Parks Zone 24.295 CMXD Coastal Mixed…
Zone name
Manufacturing Planned Development
General category
PLANNED_DEVELOPMENT
Zone area
654.03 ac
Source
Development Code PDF
Top alternative use upside
Restaurant
$3.3M
+145.8%
Neighborhood: shopping center
$2.9M
+113.1%
Apartment house (5+ units)
$2.6M
+96.1%
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 Ventura submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Ventura 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
$2,130,000
ML approach
$2,130,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
MULTI-TENANT INDUSTRIAL BUILDING
$1,345,000
Current use
RESTAURANT
$3,310,000
Change: +146% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$2,870,000
Change: +113% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$2,640,000
Change: +96% · Conversion: Difficult
MEDICAL BUILDING
$2,605,000
Change: +93% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,565,000
Change: +91% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,430,000
Change: +80% · Conversion: Difficult
OFFICE BUILDING
$2,330,000
Change: +73% · Conversion: Difficult
Blend value · Realmo final
$2.13M
Range $1.92M – $2.34M · ±10% · vs last sale $2.13M (Sep 18 2024)
Last sale anchor
$2.13M
Sep 18 2024
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
$311 / 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
$12,828
Tax year 2023
Assessed value
$2,172,600
Assessed 2024
Previous assessed
$2,172,600
+0.0% YoY
Effective rate
0.59%
On assessed value
Assessed land
$719,100
Assessed improvement
$1,453,500
Applied tax rate
5.0000
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
Industrial properties
Use group
MULTI-TENANT INDUSTRIAL BUILDING
Status
Off-Market
Year built
1984
Heating
NONE
Total area
6,845 SF
Lot
0.58 ac (25,264 SF)
Zoning code
MPD
APN
084-0-143-265
UPID
US10-1496687
Jurisdiction
VENTURA
Zoning & alternative use
MPD · Ventura, CAZoning MPD · permitted uses
MPD · Ventura, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
D Commercial Planned Development Zone 24.244 MXD Mixed-Use Zone 24.248 Harbor Mixed-Use Zone (HMXD) 24.250 Zones Within Downtown Specific Plan 24.260 M-1 Limited Industrial Zone 24.262 M-2 General Industrial Zone 24.264 M-P-D Manufacturing Planned Development Zone 24.270 A Agricultural Zone 24.280 H Hospital Zone 24.290 P Parks Zone 24.295 CMXD Coastal Mixed-Use Zone Division 3. Overlay Zone Regulations 24.300 General Provisions 24.305 Resid
Zone name
Manufacturing Planned Development
General category
PLANNED_DEVELOPMENT
Zone area
654.03 ac
Source
Development Code PDF
Alternative use value scenarios
Repositioning upside vs current use
MULTI-TENANT INDUSTRIAL BUILDING Current
Est. value
$1.3M
RESTAURANT
Est. value
$3.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.9M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.6M
MEDICAL BUILDING
Est. value
$2.6M
AUTO REPAIR, GARAGE
Est. value
$2.6M
COMMERCIAL (GENERAL)
Est. value
$2.4M
OFFICE BUILDING
Est. value
$2.3M
MULTI-TENANT INDUSTRIAL BUILDING Current
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
APARTMENT HOUSE (5+ UNITS)
MEDICAL BUILDING
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
OFFICE 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
1984
Heating
NONE
Lot
0.58 ac
Current owner
From public records · entity-resolved
Spectron LLC
Entity
Mailing address
2291 PORTOLA RD, VENTURA, CA 93003-7852
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
16 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 18, 2024
—
Spectron LLC
Spectron LLC
Intrafamily Transfer
related
$31,000,000 · Firmament Partners Sbic IV LP
Jun 26, 2023
—
Spectron INC
—
Deed
related
$873,000 · Cdc Small Business Finance Corp
Jun 9, 2023
$2,130,000
Spectron INC
White Horse Re Holdings LLC
Grant Deed
$1,065,000 · Citizens Business Bank
Dec 22, 2017
$978,000
White Horse Re Holdings LLC
Property Dennis D W S Trpt
Grant Deed
$778,000 · Property Dennis D W S Tr(pt)
Apr 16, 2015
—
Williams,dennis D Trust
Williams Dennis
Quit Claim Deed
related
—
Dec 31, 2012
—
Dennis Williams
Williams,kathleen L
Quit Claim Deed
related
—
Dec 31, 2012
$710,000
Dennis Williams
Durant Properties LLC
Grant Deed
—
Dec 22, 2006
—
Durant Properties LLC
Macy Homes INC
Grant Deed
—
Aug 29, 2006
$925,000
Macy Homes INC
Mary Christina Taylor
Grant Deed
$677,500 · Pacific Capital Bank
Jun 26, 2002
—
Taylor,m Tr
Taylo
Quit Claim Deed
related
—
Apr 30, 1999
$453,000
Taylor,christina
Taft,caroline G
Trustees Deed
—
Jun 30, 1994
$433,500
Caroline G Taft
Wfs (republic) I
Grant Deed
—
Jul 7, 1993
$1,130,000
Wfs (republic) INC
Rex Investment P
Trustees Deed
related
—
—
—
Michael Taylor
—
Deed Of Trust
related
$70,400 · Bank Of Yorba Linda
—
—
Rex Inv Properti
—
Deed Of Trust
related
—
—
—
Michael Taylor
—
Deed Of Trust
related
$360,200 · Bank Of Yorba Linda
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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