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Property profile & analytics
OFF-MARKET
Estimated value
$825,000
Commercial real estate
2555 Main St Ventura, CA 93003-2618
Individually Owned
4-yr Hold
~
Est. High Equity
Property ID
US10-1484583
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1948
Total area
1,600 SF
Lot
0.07 ac (3,049 SF)
Zoning code
C1
APN
074-0-142-090
UPID
US10-1484583
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
$960k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$851k
Blend (final)
Blend
$825k
Owner & transaction history
Matthew Davidson · 4 yrs held
Matthew Davidson
since 2022
Last sale
$795,000
7 recorded transactions
Zoning & alternative use
C1 · Ventura, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$670,000
+18.1%
Medical building
$610,000
+7.1%
Auto repair, garage
$600,000
+5.5%
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
$850,000
ML approach
$960,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$570,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$670,000
Change: +18% · Conversion: Difficult
MEDICAL BUILDING
$610,000
Change: +7% · Conversion: Easy
AUTO REPAIR, GARAGE
$600,000
Change: +6% · Conversion: Difficult
OFFICE BUILDING
$545,000
Change: -4% · Conversion: Easy
Blend value · Realmo final
$825k
Range $743k – $908k · ±10% · vs last sale $795k (May 20 2022)
Last sale anchor
$795k
May 20 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
$516 / 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
$9,016
Tax year 2023
Assessed value
$827,118
Assessed 2024
Previous assessed
$810,900
+2.0% YoY
Effective rate
1.09%
On assessed value
Assessed land
$297,555
Assessed improvement
$529,563
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
1948
Heating
NONE
Total area
1,600 SF
Lot
0.07 ac (3,049 SF)
Zoning code
C1
APN
074-0-142-090
UPID
US10-1484583
Jurisdiction
VENTURA
Zoning & alternative use
C1 · Ventura, CA
Zoning C1 · permitted uses
C1 · 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
COMMERCIAL (GENERAL) Current
Est. value
$570,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$670,000
MEDICAL BUILDING
Est. value
$610,000
AUTO REPAIR, GARAGE
Est. value
$600,000
OFFICE BUILDING
Est. value
$545,000
COMMERCIAL (GENERAL) Current
NEIGHBORHOOD: SHOPPING CENTER
MEDICAL BUILDING
AUTO REPAIR, GARAGE
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
1948
Heating
NONE
Lot
0.07 ac
Current owner
From public records · entity-resolved
Matthew Davidson
Individual
Mailing address
1613 DESCHUTES AVE, VENTURA, CA 93004-3534
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 20, 2022
$795,000
Matthew Davidson
Sky Water LLC
Grant Deed
$715,000 · Mission Bank
May 20, 2022
—
Matthew Davidson
Michelle Davidson
Intrafamily Transfer
related
—
Oct 13, 2020
—
Sky Water LLC
Louis J Grayr
Quit Claim Deed
related
—
Jan 9, 2017
—
Louis Grayr
—
Deed
related
$25,000 · Theresa Olivo
Jan 6, 2017
$52,500
Louis J Grayr
Grair,george W
Grant Deed
—
Aug 24, 2007
$400,000
George W Grair
Alfson H A & F S Family Trust
Grant Deed
$300,000 · Rabobank
Aug 24, 2007
—
Alfson H A & F S Family Trust
Alfson,harold A
Affidavit Of Death
related
—
—
—
Louis Grayr
—
Deed Of Trust
related
$220,000 · Vito Olivo
—
—
Louis Grayr
—
Deed Of Trust
related
$80,000 · Lucia Amico
—
—
Louis Grayr
—
Deed Of Trust
related
$25,000 · Theresa Olivo
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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