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Property profile & analytics
OFF-MARKET
Estimated value
$710,000
Office Spaces
2772 Johnson Dr D Ventura, CA 93003-8582
Individually Owned
13-yr Hold
~
Est. High Equity
Property ID
US10-1457340
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
1982
Total area
2,415 SF
Zoning code
M2
APN
132-0-080-365
UPID
US10-1457340
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
$700k
Comparable Approach
Comparable
$839k
Blend (final)
Blend
$710k
Owner & transaction history
Edward J Banman · 13 yrs held
Edward J Banman
since 2012
4 recorded transactions
Zoning & alternative use
M2 · Ventura, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.0M
+23.2%
Medical building
$920,000
+11.8%
Auto repair, garage
$905,000
+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%
$760,000
6.5%
$700,000
7%
$650,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$820,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,010,000
Change: +23% · Conversion: Difficult
MEDICAL BUILDING
$920,000
Change: +12% · Conversion: Easy
AUTO REPAIR, GARAGE
$905,000
Change: +10% · Conversion: Difficult
COMMERCIAL (GENERAL)
$855,000
Change: +4% · Conversion: Easy
WAREHOUSE, STORAGE
$700,000
Change: -15% · Conversion: Difficult
Blend value · Realmo final
$710k
Range $639k – $781k · ±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
$294 / 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
$5,321
Tax year 2023
Assessed value
$487,728
Assessed 2024
Previous assessed
$478,165
+2.0% YoY
Effective rate
1.09%
On assessed value
Assessed land
$195,572
Assessed improvement
$292,156
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 Spaces
Use group
CONDOMINIUM OFFICES
Status
Off-Market
Year built
1982
Heating
NONE
Total area
2,415 SF
Zoning code
M2
APN
132-0-080-365
UPID
US10-1457340
Jurisdiction
VENTURA
Zoning & alternative use
M2 · Ventura, CA
Zoning M2 · permitted uses
M2 · 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
$820,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.0M
MEDICAL BUILDING
Est. value
$920,000
AUTO REPAIR, GARAGE
Est. value
$905,000
COMMERCIAL (GENERAL)
Est. value
$855,000
WAREHOUSE, STORAGE
Est. value
$700,000
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
1982
Heating
NONE
Current owner
From public records · entity-resolved
Edward J Banman
Individual
Mailing address
PO BOX 4758, VENTURA, CA 93007-4758
Ownership since
2012
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
Dec 24, 2012
$1,450,000
Edward J Banman
2772 Johnson Drive LLC
Grant Deed
—
Dec 30, 2004
—
2772 Johnson Drive LLC
Logue,charles G & Candy S
Grant Deed
$765,000 · Wells Fargo Bank
Apr 5, 2002
$995,000
Charles G Logue
Weirick Trust
Grant Deed
—
Sep 11, 1996
$46,500
Miller Ttee
Johnson Drive Properties
Grant Deed
related
—
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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