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Property profile & analytics
OFF-MARKET
Estimated value
$2,920,000
Strip malls
2850 Johnson Dr, Ventura, CA 93003-8575
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US10-1487050
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
2000
Total area
9,522 SF
Lot
1 ac (43,560 SF)
Zoning code
CPD
APN
132-0-080-445
UPID
US10-1487050
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
$1.89M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.92M
Owner & transaction history
Oh Whynot LLC · 4 yrs held
Oh Whynot LLC
since 2021
Last sale
$3.0M
7 recorded transactions
Zoning & alternative use
CPD · Ventura, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$4.6M
+15.3%
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%
$2,040,000
6.5%
$1,885,000
7%
$1,750,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$3,990,000
Current use
RESTAURANT
$4,600,000
Change: +15% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$3,670,000
Change: -8% · Conversion: Difficult
MEDICAL BUILDING
$3,620,000
Change: -9% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,565,000
Change: -11% · Conversion: Difficult
COMMERCIAL (GENERAL)
$3,380,000
Change: -15% · Conversion: Easy
OFFICE BUILDING
$3,240,000
Change: -19% · Conversion: Moderate
Blend value · Realmo final
$2.92M
Range $2.63M – $3.21M · ±10% · vs last sale $3.00M (Sep 28 2021)
Last sale anchor
$3.00M
Sep 28 2021
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
$307 / 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
$33,288
Tax year 2023
Assessed value
$3,120,679
Assessed 2024
Previous assessed
$2,999,500
+4.0% YoY
Effective rate
1.07%
On assessed value
Assessed land
$2,039,184
Assessed improvement
$1,081,495
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
2000
Heating
NONE
Total area
9,522 SF
Lot
1 ac (43,560 SF)
Zoning code
CPD
APN
132-0-080-445
UPID
US10-1487050
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
$4.0M
RESTAURANT
Est. value
$4.6M
APARTMENT HOUSE (5+ UNITS)
Est. value
$3.7M
MEDICAL BUILDING
Est. value
$3.6M
AUTO REPAIR, GARAGE
Est. value
$3.6M
COMMERCIAL (GENERAL)
Est. value
$3.4M
OFFICE BUILDING
Est. value
$3.2M
NEIGHBORHOOD: SHOPPING CENTER Current
RESTAURANT
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
2000
Heating
NONE
Lot
1 ac
Current owner
From public records · entity-resolved
Oh Whynot LLC
Entity
Mailing address
8540 RESEDA BLVD STE #101, NORTHRIDGE, CA 91324-6144
Ownership since
2021
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
Sep 28, 2021
$2,999,500
Oh Whynot LLC
5920 Melrose Avenue LP
Grant Deed
$1,300,000 · First Citizens Bank & Trust Co
Mar 5, 2004
—
5920 Melrose Avenue LP
Cummings,john H
Grant Deed
related
—
Feb 25, 2004
—
Robert H Collins
Collins,emily B
Quit Claim Deed
related
—
Apr 27, 2000
—
Vgp Associates
—
Grant Deed
related
$1,170,000 · Marathon National Bank
Dec 3, 1996
$450,000
Sampson Trust
Vgp Associates
Grant Deed
$750,000 · Camarillo Community Bank
Apr 29, 1992
$850,000
Vgp Assoc
Santa,barbara Fe
Quit Claim Deed
related
$637,500 · Seller
—
—
V G P Associates
—
Deed Of Trust
related
$1,286,000 · Kaiser Federal Bank
—
—
John H Cummings
—
Deed Of Trust
related
$122,100 · Sampson Trust
—
—
592o Melrose Avenue LP
—
Deed Of Trust
related
$612,533 · Harpster LLC
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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