Add Listing
    Property Lookup
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    450 American St Simi Valley, CA 93065-6285
    Back to Search
    Property profile & analytics

    450 American St, Simi Valley, CA 93065-6285

    View on Map
    • Office buildings
    • 20,660 SF
    • 8.15 lot acres
    Off-Market
    Last Sale Feb 11, 2026
    $19,000,000
    Property ID
    US09-1771157
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Office buildings

    Property Details for 450 American St

    Year built
    1990
    Lot size
    8.15 lot acres
    Zone code
    BP-S
    Property type
    Office buildings
    APN
    615-0-160-305
    APU
    6150160305

    Description

    This exceptional Simi Valley, CA office complex, located at 450 American St, 93065, offers 209,404 square feet of space in a Class B building constructed in 1990 and renovated in 2000. Currently fully leased to Bank of America under an NNN lease expiring December 2025, this property boasts a strong 11.10% cap rate and a substantial NOI of $3,318,636. The single-story building sits on a sprawling 12.5 acres and features a generous parking ratio of 5.5 spaces per 1,000 rentable square feet. Zoned BP-SP, this property presents a unique investment opportunity. Investors can leverage the existing lease with Bank of America (S&P: A+; NYSE: BAC) while planning for future repositioning as a corporate headquarters or owner-user space. The property's strategic location in Ventura County offers excellent regional accessibility. Originally built as an industrial building, it was converted to office space, retaining high ceilings and an open layout. The asking price is $29,900,000 and is offered as a 1031 exchange opportunity. The APN is 615-0-500-045, 615-0-500-035, 615-0-500-015, and 615-0-500-025.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Get a detailed, property-specific estimation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Simi Valley
    County
    Ventura
    State
    California
    Longitude
    -118.786
    Latitude
    34.2874
    CBSA code
    37100
    CBSA name
    OXNARD-THOUSAND OAKS-VENTURA, CA METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2016
    $289,386
    $4,040,000
    $22,375,000
    $26,415,000
    -
    $0.00
    $0.00
    $0.00

    Comparable in this City

    • Value Estimation
      $2,275,000
      13,540 SF

      1200 Los Angeles Ave

      PROFESSIONAL BUILDING
      1200 Los Angeles Ave, Simi Valley, CA 93065-2818
      View Details
    • Value Estimation
      $1,155,000
      6,983 SF

      40 Easy St

      OFFICE BUILDING
      40 Easy St, Simi Valley, CA 93065-6238
      View Details
    • Value Estimation
      $2,345,000
      11,913 SF

      983 Easy St

      OFFICE BUILDING
      983 Easy St, Simi Valley, CA 93065-1813
      View Details
    • Value Estimation
      $1,190,000
      4,818 SF

      1791 Erringer Rd

      OFFICE BUILDING
      1791 Erringer Rd, Simi Valley, CA 93065-3559
      View Details
    • Value Estimation
      $985,000
      4.06 Acres

      2655 1st St

      OFFICE BUILDING
      2655 1st St, Simi Valley, CA 93065-1547
      View Details
    • Value Estimation
      $1,745,000
      9,749 SF

      2720 Cochran St

      OFFICE BUILDING
      2720 Cochran St, Simi Valley, CA 93065-0701
      View Details

    Similar Nearby for Sale

    • $660,000

      Freestanding Office Building in Simi

      Two freestanding office buildings totaling 1,650 SF in Simi Valley.
      Simi, Simi Valley, CA 93065
      View Details
    • $682,500

      Simi Valley Office Building Interest

      Undivided interest in well-maintained, multi-tenant office building for sale.
      Simi, Simi Valley, CA 93065
      View Details
    • $3,100,000

      Medical Office Condo First Floor

      Medical office condo for sale or lease, entire first floor.
      2876 N Sycamore Dr, Simi Valley, CA 93065
      View Details
    • $1,200,000
      1,990 SF

      Simi Valley Multi-Unit Opportunity

      Permitted multi-unit property with income potential in Simi Valley.
      2345 Bryson Pl, Simi Valley, CA 93065
      View Details
    • $3,200,000

      Del Taco Ground Lease Opportunity

      Passive net lease investment with zero landlord responsibilities.
      Simi, Simi Valley, CA 93065
      View Details
    • Contact for pricing
      63,640 SF

      New Freestanding Industrial Building

      63,640 SF newly constructed building with freeway frontage.
      2680 Westhills Ct, Simi Valley, CA 93065
      View Details

    Similar Nearby for Lease

    • Contact for pricing
      2,582 SF

      Class A Office Space Available

      Corporate office space in Simi Valley Business Park.
      40 W Cochran St, Simi Valley, CA 93065
      View Details
    • Contact for pricing
      4,750 SF

      High Image Stand-Alone Office Building

      Stand-alone office building with gated parking in Simi Valley.
      1616 E Los Angeles Ave, Simi Valley, CA 93065
      View Details
    • Contact for pricing

      Professional Office Building in Simi

      Commercial office building near Adventist Health Simi Valley Hospital.
      2925 Sycamore Dr, Simi Valley, CA 93065
      View Details
    • Contact for pricing
      765 SF

      Simi Valley Office Space

      Office space available for rent in Simi Valley.
      65 W Easy St, Simi Valley, CA 93065
      View Details
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    450 American St
    Simi Valley, CA 93065-6285
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    450 American St, Simi Valley, CA, 93065
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!