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Property profile & analytics
OFF-MARKET
Estimated value
$1,780,000
Apartment buildings
500 Acacia Rd, Santa Paula, CA 93060-3535
Individually Owned
9-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-1478797
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1988
Total area
9,276 SF
Lot
0.55 ac (23,958 SF)
Zoning code
R-3
APN
104-0-146-015
UPID
US10-1478797
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
$2.26M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.78M
Owner & transaction history
Roy B Neilson · 9 yrs held
Roy B Neilson
since 2016
7 recorded transactions
Zoning & alternative use
R-3 · Santa Paula, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$2.7M
+0.3%
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 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%
$2,445,000
6.5%
$2,255,000
7%
$2,095,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$2,690,000
Current use
WAREHOUSE, STORAGE
$2,695,000
Change: +0% · Conversion: Difficult
Blend value · Realmo final
$1.78M
Range $1.60M – $1.96M · ±10%
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
$192 / 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
$24,421
Tax year 2023
Assessed value
$2,143,553
Assessed 2024
Previous assessed
$2,143,553
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$477,888
Assessed improvement
$1,665,665
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1988
Heating
NONE
Total area
9,276 SF
Lot
0.55 ac (23,958 SF)
Zoning code
R-3
APN
104-0-146-015
UPID
US10-1478797
Jurisdiction
VENTURA
Zoning & alternative use
R-3 · Santa Paula, CA
Zoning R-3 · permitted uses
R-3 · 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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$2.7M
WAREHOUSE, STORAGE
Est. value
$2.7M
APARTMENT HOUSE (5+ UNITS) Current
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
1988
Heating
NONE
Lot
0.55 ac
Current owner
From public records · entity-resolved
Roy B Neilson
Individual
Mailing address
1237 S VICTORIA AVE #442, OXNARD, CA 93035-1292
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 26, 2021
—
Roy B Neilson
—
Deed
related
$1,150,000 · Jpmorgan Chase Bank NA
Dec 29, 2016
$1,887,500
Roy B Neilson
David R Gress
Grant Deed
$1,160,000 · Jpmorgan Chase Bank NA
Oct 23, 2012
$1,340,000
Gress David R Trust
Ruccione Trust
Grant Deed
$940,000 · Santa Barbara Bank & Trust
Mar 15, 2007
$1,700,000
Ruccione Trust
Harvey,robert & Shannon
Grant Deed
$972,000 · Santa Barbara Bank & Trust
Oct 30, 2003
$1,350,000
Robert Harvey
Mcguire,tr
Grant Deed
$1,080,000 · Abn Amro Mortgage Group INC
Oct 6, 1993
$639,638
Home Savings Of America
Pettit,micheal G
Trustees Deed
related
—
Sep 29, 1993
—
Home Savings Of America
Mccarty,robert J
Quit Claim Deed
related
—
May 21, 1993
—
Robert J Mccarty
—
Deed Of Trust
related
—
Apr 19, 1993
—
Robert J Mccarty
Grabowski INC
Quit Claim Deed
related
—
—
—
Mcguire Trust
—
Deed Of Trust
related
$412,500 · Home Savings Of America
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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