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Property profile & analytics
OFF-MARKET
Estimated value
$3,490,000
Office buildings
2400 Conejo Spectrum St B92 Thousand Oaks, CA 91320-1445
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US10-1477696
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2001
Total area
10,043 SF
Lot
5.35 ac (233,046 SF)
APN
667-0-350-025
UPID
US10-1477696
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
-
Ventura County Fire Dept. Corporate Office
-
Modern Portable Toilet Rental Building Supply
-
Sa Department Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.59M
Blend (final)
Blend
$3.49M
Owner & transaction history
County Of Ventura · 2 yrs held
County Of Ventura
since 2023
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$4.9M
+5.8%
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 Thousand Oaks submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Thousand Oaks 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$4,585,000
Current use
RESTAURANT
$4,855,000
Change: +6% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$4,210,000
Change: -8% · Conversion: Difficult
MEDICAL BUILDING
$3,820,000
Change: -17% · Conversion: Easy
AUTO REPAIR, GARAGE
$3,760,000
Change: -18% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$3,695,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$3.49M
Range $3.14M – $3.84M · ±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
$348 / 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
$213,611
Tax year 2023
Previous assessed
$20,000,000
Applied tax rate
8.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2001
Heating
NONE
Total area
10,043 SF
Lot
5.35 ac (233,046 SF)
APN
667-0-350-025
UPID
US10-1477696
Jurisdiction
VENTURA
Zoning & alternative use
Zoning · permitted uses
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
OFFICE BUILDING Current
Est. value
$4.6M
RESTAURANT
Est. value
$4.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.2M
MEDICAL BUILDING
Est. value
$3.8M
AUTO REPAIR, GARAGE
Est. value
$3.8M
INDUSTRIAL (GENERAL)
Est. value
$3.7M
OFFICE BUILDING Current
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
MEDICAL BUILDING
AUTO REPAIR, GARAGE
INDUSTRIAL (GENERAL)
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
2001
Heating
NONE
Lot
5.35 ac
Current owner
From public records · entity-resolved
County Of Ventura
Entity
Mailing address
800 S VICTORIA AVE, VENTURA, CA 93009-0002
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 12, 2023
—
County Of Ventura
Sop Conejo Spectrum St LLC
Grant Deed
—
Jun 11, 2021
—
Sop Conejo Spectrum St LLC
—
Deed
related
$335,000,000 · Column Financial INC
Dec 24, 2019
—
Sop Conejo Spectrum St LLC
—
Deed
related
$278,850,000 · Wells Fargo Bank NA
May 29, 2019
$41,350,000
Sop Conejo Spectrum St LLC
Conejo Corp LLC
Grant Deed
related
—
Feb 13, 2018
$22,931,500
Conejo Corp LLC
Cusumano Of Rcs Partners LLC
Trustees Deed
$21,230,000 · Th Com'l Inv Corp
May 29, 2015
—
Cusumano Of Rcs Partners LLC
—
Trustees Deed
related
$18,000,000 · Wells Fargo Bk
Apr 20, 2012
—
Cusumano Of Rcs Partners LLC
—
Deed Of Trust
related
$12,000,000 · Guardian Life Insurance Co
Nov 30, 2001
—
Cusumano/rcs Partners LLC
—
Deed Of Trust
related
$19,600,000 · Guardian Life Insurance Co
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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