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Property profile & analytics
OFF-MARKET
Estimated value
$740,000
Medical Office Space
400 Santa Barbara St Ste B Santa Paula, CA 93060-2675
Entity Owned
~
Est. High Equity
Property ID
US10-0993631
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
1992
Total area
3,052 SF
Zoning code
M1
APN
103-0-082-385
UPID
US10-0993631
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
Current use
Occupant on record · Public records
-
Heritage Valley Eye Care Physician
-
Pacific Therapy Services Inc Medical Clinic
-
Morgan Alyssa Lucie Ruiz Physician
-
Westside Family Practice Medical Clinic
-
Michael C. Tushla, MD Pediatrician Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$680k
Comparable Approach
Comparable
$792k
Blend (final)
Blend
$740k
Owner & transaction history
Melba Holdings LLC
Melba Holdings LLC
since 2025
Last sale
$750,000
5 recorded transactions
Zoning & alternative use
M1 · Santa Paula, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.2M
+0.5%
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 Santa Paula submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Santa Paula 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%
$735,000
6.5%
$680,000
7%
$630,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$1,160,000
Current use
OFFICE BUILDING
$1,165,000
Change: +1% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,145,000
Change: -1% · Conversion: Difficult
Blend value · Realmo final
$740k
Range $666k – $814k · ±10% · vs last sale $750k (Jun 10 2025)
Last sale anchor
$750k
Jun 10 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
$242 / 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
$6,719
Tax year 2023
Assessed value
$589,136
Assessed 2024
Previous assessed
$577,585
+2.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$235,655
Assessed improvement
$353,481
Applied tax rate
4.0000
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
1992
Heating
NONE
Total area
3,052 SF
Zoning code
M1
APN
103-0-082-385
UPID
US10-0993631
Jurisdiction
VENTURA
Zoning & alternative use
M1 · Santa Paula, CA
Zoning M1 · permitted uses
M1 · Santa Paula, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Santa Paula. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
MEDICAL BUILDING Current
Est. value
$1.2M
OFFICE BUILDING
Est. value
$1.2M
AUTO REPAIR, GARAGE
Est. value
$1.1M
MEDICAL BUILDING Current
OFFICE BUILDING
AUTO REPAIR, GARAGE
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
1992
Heating
NONE
Current owner
From public records · entity-resolved
Melba Holdings LLC
Entity
Mailing address
5550 TELEGRAPH RD STE A, VENTURA, CA 93003-4256
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 10, 2025
$750,000
Melba Holdings LLC
Pacific Sands Management LLC
Grant Deed
—
Mar 20, 2015
$500,000
Pacific Sands Management LLC
San Wall Properties LLC
Grant Deed
$250,000 · City National Bank
—
—
San Wall Properties LLC
—
Deed Of Trust
related
$500,000 · Procare Hospice Corp
—
—
San Wall Properties LLC
—
Deed Of Trust
related
$800,000 · Roberta Walski
—
—
San Wall Properties LLC
—
Deed Of Trust
related
$280,000 · Camarillo Community 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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