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Property profile & analytics
OFF-MARKET
Estimated value
$1,445,000
Strip malls
2463 Grand Ave, Ventura, CA 93003
Individually Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-1475050
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
1966
Total area
5,625 SF
Lot
0.53 ac (23,086 SF)
Zoning code
CPD
APN
135-0-152-155
UPID
US10-1475050
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
$1.65M
CAP Approach
CAP
$1.12M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.45M
Owner & transaction history
Julie A Wilson · 3 yrs held
Julie A Wilson
since 2022
Last sale
$1.5M
4 recorded transactions
Zoning & alternative use
CPD · Ventura, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
$1,550,000
ML approach
$1,650,000
CAP Approach
CAP Return
Estimation
6%
$1,205,000
6.5%
$1,115,000
7%
$1,035,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$2,355,000
Current use
APARTMENT HOUSE (5+ UNITS)
$2,170,000
Change: -8% · Conversion: Difficult
MEDICAL BUILDING
$2,140,000
Change: -9% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,105,000
Change: -11% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,995,000
Change: -15% · Conversion: Easy
OFFICE BUILDING
$1,915,000
Change: -19% · Conversion: Moderate
Blend value · Realmo final
$1.45M
Range $1.30M – $1.59M · ±10% · vs last sale $1.45M (Sep 2 2022)
Last sale anchor
$1.45M
Sep 2 2022
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
$257 / 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
$16,082
Tax year 2023
Assessed value
$1,479,000
Assessed 2024
Previous assessed
$1,479,000
+0.0% YoY
Effective rate
1.09%
On assessed value
Assessed land
$714,000
Assessed improvement
$765,000
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
1966
Heating
NONE
Total area
5,625 SF
Lot
0.53 ac (23,086 SF)
Zoning code
CPD
APN
135-0-152-155
UPID
US10-1475050
Jurisdiction
VENTURA
Zoning & alternative use
CPD · Ventura, CA
Zoning CPD · permitted uses
CPD · Ventura, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Ventura. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$2.4M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.2M
MEDICAL BUILDING
Est. value
$2.1M
AUTO REPAIR, GARAGE
Est. value
$2.1M
COMMERCIAL (GENERAL)
Est. value
$2.0M
OFFICE BUILDING
Est. value
$1.9M
NEIGHBORHOOD: SHOPPING CENTER Current
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
1966
Heating
NONE
Lot
0.53 ac
Current owner
From public records · entity-resolved
Julie A Wilson
Individual
Mailing address
1754 IMPALA DR, VENTURA, CA 93003
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 2, 2022
$1,450,000
Julie A Wilson
Leonard Schrage
Grant Deed
$1,232,500 · Enterprise Bank & Trust
Apr 10, 2019
—
Weil Living Trust
Weil,roberta
Affidavit Of Death
related
—
Jul 1, 2004
—
Weil,tr
Weil,betsy S
Quit Claim Deed
related
—
Dec 8, 1993
$193,000
Tamara Bernard
Jean Chakov Esta
Grant Deed
$150,000 · Seely Trust
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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