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Property profile & analytics
OFF-MARKET
Estimated value
$9,470,000
Apartment buildings
450 Daily Dr Camarillo, CA 93010-5836
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US10-1495787
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1970
Total area
24,944 SF
Lot
1.04 ac (45,302 SF)
Zoning code
RPD
APN
164-0-132-055
UPID
US10-1495787
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
-
Las Posas Riveria Apartment Building Apartments
-
Patterns Discount Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$10.10M
CAP Approach
CAP
$6.07M
Comparable Approach
Comparable
$10.83M
Blend (final)
Blend
$9.47M
Owner & transaction history
Camarillo Riviera LLC · 3 yrs held
Camarillo Riviera LLC
since 2023
Last sale
$9.0M
2 recorded transactions
Zoning & alternative use
RPD · Camarillo, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The purpose of RPD district is to provide a method for designing and developing land as a unit for residential use using modern site planning techniques, to create a stable and desirable environment harmonious with surrounding development, to meet standards for open space, light, air, and circulation, allowing the planning commission to approve permits for f…
Zone name
Residential Planned Development
General category
PLANNED_DEVELOPMENT
Zone area
777.15 ac
Source
Realmo
Top alternative use upside
Office building
$14.6M
+101.8%
Restaurant
$12.1M
+66.7%
Neighborhood: shopping center
$10.5M
+44.5%
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 Camarillo submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Camarillo 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
$9,470,000
ML approach
$10,100,000
CAP Approach
CAP Return
Estimation
6%
$6,570,000
6.5%
$6,065,000
7%
$5,635,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$7,235,000
Current use
OFFICE BUILDING
$14,595,000
Change: +102% · Conversion: Moderate
RESTAURANT
$12,055,000
Change: +67% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$10,455,000
Change: +45% · Conversion: Difficult
MEDICAL BUILDING
$9,485,000
Change: +31% · Conversion: Moderate
AUTO REPAIR, GARAGE
$9,345,000
Change: +29% · Conversion: Difficult
COMMERCIAL (GENERAL)
$8,385,000
Change: +16% · Conversion: Moderate
WAREHOUSE, STORAGE
$7,255,000
Change: +0% · Conversion: Difficult
Blend value · Realmo final
$9.47M
Range $8.52M – $10.42M · ±10% · vs last sale $9.00M (Jan 31 2023)
Last sale anchor
$9.00M
Jan 31 2023
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
$380 / 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
$41,130
Tax year 2023
Assessed value
$9,170,004
Assessed 2024
Previous assessed
$3,671,358
+149.8% YoY
Effective rate
0.45%
On assessed value
Assessed land
$2,550,000
Assessed improvement
$6,620,004
Applied tax rate
7.0000
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1970
Heating
NONE
Total area
24,944 SF
Lot
1.04 ac (45,302 SF)
Zoning code
RPD
APN
164-0-132-055
UPID
US10-1495787
Jurisdiction
VENTURA
Zoning & alternative use
RPD · Camarillo, CAZoning RPD · permitted uses
RPD · Camarillo, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The purpose of RPD district is to provide a method for designing and developing land as a unit for residential use using modern site planning techniques, to create a stable and desirable environment harmonious with surrounding development, to meet standards for open space, light, air, and circulation, allowing the planning commission to approve permits for four units or less per acre under R-1 zone conditions, and to approve residential planned development permits for greater densities or design departures after a public hearing and required findings, provided the density does not exceed the general plans authorization.
Zone name
Residential Planned Development
General category
PLANNED_DEVELOPMENT
Zone area
777.15 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$7.2M
OFFICE BUILDING
Est. value
$14.6M
RESTAURANT
Est. value
$12.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$10.5M
MEDICAL BUILDING
Est. value
$9.5M
AUTO REPAIR, GARAGE
Est. value
$9.3M
COMMERCIAL (GENERAL)
Est. value
$8.4M
WAREHOUSE, STORAGE
Est. value
$7.3M
APARTMENT HOUSE (5+ UNITS) Current
OFFICE BUILDING
RESTAURANT
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
1970
Heating
NONE
Lot
1.04 ac
Current owner
From public records · entity-resolved
Camarillo Riviera LLC
Entity
Mailing address
1601 CARMEN DR STE #100, CAMARILLO, CA 93010-3103
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 31, 2023
$9,000,000
Camarillo Riviera LLC
Robert Henry Scudder
Grant Deed
$9,000,000 · Robert & Charlene Scudder Trust
Dec 23, 1991
$2,160,000
Scudder Robert
Las Posas Rivier
Grant Deed
$1,580,000 · First Federal Bank Ca
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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