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Property profile & analytics
OFF-MARKET
Estimated value
$7,040,000
Strip malls
4001 Main St, Ventura, CA 93003-5247
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US10-1019069
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
1978
Total area
25,579 SF
Lot
2.43 ac (105,850 SF)
Zoning code
C2
APN
079-0-210-270
UPID
US10-1019069
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
$8.46M
CAP Approach
CAP
$5.07M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$7.04M
Owner & transaction history
Rmj LLC · 6 yrs held
Rmj LLC
since 2020
Last sale
$6.7M
7 recorded transactions
Zoning & alternative use
C2 · Ventura, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
$8,285,000
ML approach
$8,460,000
CAP Approach
CAP Return
Estimation
6%
$5,485,000
6.5%
$5,065,000
7%
$4,700,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$10,720,000
Current use
APARTMENT HOUSE (5+ UNITS)
$9,865,000
Change: -8% · Conversion: Difficult
MEDICAL BUILDING
$9,725,000
Change: -9% · Conversion: Difficult
AUTO REPAIR, GARAGE
$9,580,000
Change: -11% · Conversion: Difficult
COMMERCIAL (GENERAL)
$9,080,000
Change: -15% · Conversion: Easy
OFFICE BUILDING
$8,705,000
Change: -19% · Conversion: Moderate
Blend value · Realmo final
$7.04M
Range $6.34M – $7.74M · ±10% · vs last sale $6.70M (Mar 18 2020)
Last sale anchor
$6.70M
Mar 18 2020
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
$275 / 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
$85,870
Tax year 2023
Assessed value
$7,894,501
Assessed 2024
Previous assessed
$7,739,707
+2.0% YoY
Effective rate
1.09%
On assessed value
Assessed land
$3,888,335
Assessed improvement
$4,006,166
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
1978
Heating
NONE
Total area
25,579 SF
Lot
2.43 ac (105,850 SF)
Zoning code
C2
APN
079-0-210-270
UPID
US10-1019069
Jurisdiction
VENTURA
Zoning & alternative use
C2 · Ventura, CA
Zoning C2 · permitted uses
C2 · 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
$10.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$9.9M
MEDICAL BUILDING
Est. value
$9.7M
AUTO REPAIR, GARAGE
Est. value
$9.6M
COMMERCIAL (GENERAL)
Est. value
$9.1M
OFFICE BUILDING
Est. value
$8.7M
NEIGHBORHOOD: SHOPPING CENTER Current
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
1978
Heating
NONE
Lot
2.43 ac
Current owner
From public records · entity-resolved
Rmj LLC
Entity
Mailing address
3620 PACIFIC COAST HWY, TORRANCE, CA 90505-6018
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
18 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 15, 2024
—
Rmj LLC
—
Deed
related
$4,228,000 · Federal Credit Union
Mar 18, 2020
—
Rmj LLC
Ventura Main LLC
Quit Claim Deed
—
Feb 5, 2018
—
Ventura Main LLC
Rmj LLC
Quit Claim Deed
—
Aug 8, 2014
—
Main Ventura LLC
Main Ventura LLC
Quit Claim Deed
related
—
Aug 8, 2014
$6,700,000
Rmj LLC
Main Ventura LLC
Grant Deed
$4,700,000 · Nuvision Financial FCU
Jul 20, 2006
—
Main Ventura LLC
Cohen Family Trust
Grant Deed
—
Sep 17, 2003
—
Cohen,tr
Cohen,jacob & Marcia R
Quit Claim Deed
related
—
Jan 2, 2002
$3,875,000
Jacob Cohen
Hartounian Trust
Grant Deed
$2,205,000 · Hartounian Trust
Jan 4, 1990
$192,500
Intercommodator
Dover Asset Grou
Trustees Deed
—
Jan 4, 1990
$1,153,500
Intercommodator
Dover Asset Grou
Trustees Deed
—
Jan 4, 1990
$577,000
Intercommodator
Dover Asset Grou
Trustees Deed
—
Jan 4, 1990
$3,785,000
Hartounian Varta
Intercommodator
Trustees Deed
$1,400,000 · Safeco Life Insurance Co
Jan 4, 1990
$144,500
Dover Asset Grou
Cohen Stanley
Trustees Deed
related
—
Jan 4, 1990
$433,000
Asset Grou Dover
Hopkins George C
Grant Deed
related
—
Jan 4, 1990
$865,500
Dover Assets Gro
Sharp Henry C JR
Trustees Deed
related
—
Jan 4, 1990
$1,382,500
Intercommodator
Zahler George
Trustees Deed
related
—
—
—
Jacob Cohen
—
Deed Of Trust
related
$2,200,000 · Citibank West Fsb
—
—
Main Ventura LLC
—
Deed Of Trust
related
$5,000,000 · First Regional 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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