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Property profile & analytics
OFF-MARKET
Estimated value
$1,635,000
Office buildings
2633 Loma Vis Rd Ventura, CA 93003-1548
Entity Owned
Free & Clear
Property ID
US10-1496616
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1949
Total area
4,286 SF
Lot
0.22 ac (9,583 SF)
Zoning code
C1
APN
074-0-143-080
UPID
US10-1496616
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
by Request
CAP Approach
CAP
$1.25M
Comparable Approach
Comparable
$1.84M
Blend (final)
Blend
$1.64M
Owner & transaction history
Vta Studios LLC
Vta Studios LLC
since 2026
Last sale
$1.9M
7 recorded transactions
Zoning & alternative use
C1 · Ventura, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.8M
+23.2%
Medical building
$1.6M
+11.8%
Auto repair, garage
$1.6M
+10.1%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,350,000
6.5%
$1,245,000
7%
$1,155,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,460,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,795,000
Change: +23% · Conversion: Difficult
MEDICAL BUILDING
$1,630,000
Change: +12% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,605,000
Change: +10% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,520,000
Change: +4% · Conversion: Easy
WAREHOUSE, STORAGE
$1,245,000
Change: -15% · Conversion: Difficult
Blend value · Realmo final
$1.64M
Range $1.47M – $1.80M · ±10% · vs last sale $1.90M (Jun 2 2025)
Last sale anchor
$1.90M
Jun 2 2025
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
$381 / 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
$11,828
Tax year 2023
Assessed value
$1,072,201
Assessed 2024
Previous assessed
$1,051,178
+2.0% YoY
Effective rate
1.10%
On assessed value
Assessed land
$428,881
Assessed improvement
$643,320
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1949
Heating
NONE
Total area
4,286 SF
Lot
0.22 ac (9,583 SF)
Zoning code
C1
APN
074-0-143-080
UPID
US10-1496616
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
OFFICE BUILDING Current
Est. value
$1.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.8M
MEDICAL BUILDING
Est. value
$1.6M
AUTO REPAIR, GARAGE
Est. value
$1.6M
COMMERCIAL (GENERAL)
Est. value
$1.5M
WAREHOUSE, STORAGE
Est. value
$1.2M
OFFICE BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
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
1949
Heating
NONE
Lot
0.22 ac
Current owner
From public records · entity-resolved
Vta Studios LLC
Entity
Free & Clear · 0 yrs held
Mailing address
2633 LOMA VIS RD, VENTURA, CA 93003-1548
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 22, 2026
—
Vta Studios LLC
Revx Mbex105 INC
Grant Deed
—
Sep 2, 2025
$1,895,000
Revx Mbex105 INC
Galaxy Property Holdings LLC
Grant Deed
$760,000 · Mission Bank
Sep 2, 2025
—
Revx Mbex105 INC
—
Deed
related
$213,922 · Vta Studios LLC
Dec 20, 2024
$1,800,000
Galaxy Property Holdings LLC
Blue Edge Properties LLC
Grant Deed
—
Oct 23, 2019
$1,000,000
Blue Edge Properties LLC
Pell Steve & Dionna L/tr
Grant Deed
—
Dec 16, 2016
—
Pell,steve & D Living Trust
Pell,steve
Quit Claim Deed
related
—
Jan 25, 2006
—
Lopez Lane J II Trust
Lopez Family Trust
Quit Claim Deed
—
Oct 17, 1997
$369,000
Steve Pell
Lopez Trust
Grant Deed
—
—
—
Lane J Lopez
—
Deed Of Trust
related
$500,000 · Wells Fargo Bank
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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