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Property profile & analytics
OFF-MARKET
Office Spaces
5290 Opas Rd Goleta, CA 93111-2042
Individually Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-3719998
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Lot
0.01 ac (435 SF)
APN
065-660-081
UPID
US09-3719998
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
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Volentine Family Foundation · 1 yrs held
Volentine Family Foundation
since 2025
7 recorded transactions
Zoning & alternative use
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 Goleta submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Goleta 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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 2024Property tax & assessments
Tax year 2024
Tax billed
$3,675
Tax year 2024
Assessed value
$322,620
Assessed 2024
Previous assessed
$322,620
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$161,310
Assessed improvement
$161,310
Applied tax rate
8.0000
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
Office Spaces
Use group
CONDOMINIUM OFFICES
Status
Off-Market
Heating
NONE
Lot
0.01 ac (435 SF)
APN
065-660-081
UPID
US09-3719998
Jurisdiction
SANTA BARBARA
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Heating
NONE
Lot
0.01 ac
Current owner
From public records · entity-resolved
Volentine Family Foundation
Individual
Free & Clear · 1 yrs held
Mailing address
1085 ESTRELLA DR, SANTA BARBARA, CA 93110-2130
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
36 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 11, 2025
$190,000
Volentine Family Foundation
Joel Martinez
Grant Deed
—
Oct 11, 2024
$131,000
Joel E Martinez
Carl E Williams
Trust Deed
related
—
Sep 18, 2024
—
Ted Clark
Daniel R Beightol
Grant Deed
—
Aug 23, 2024
—
Tad Clark
Daniel R Beightol
Grant Deed
$137,000 · Cdc Small Business Finance Corp
Jul 31, 2024
$105,500
Tad Clark
Daniel R Beightol
Grant Deed
$162,500 · Montecito Bank & Trust
Apr 2, 2024
$315,000
Rousseau Legacy Partners LLC
Steve M Casey
Grant Deed
$157,500 · Farmers And Merchants Bank Of Long
Jan 31, 2024
$207,000
Mark Steven Abate
Steve M Casey
Grant Deed
—
Jan 31, 2024
—
Mark Steven Abate
Caroline Ann Abate
Deed
related
—
Dec 23, 2022
—
Roger E Wilde
Roger E Wilde
Deed
related
—
Nov 4, 2022
$110,000
5290 Overpass Road LLC
Penny Clemmons
Grant Deed
$75,000 · Penny Clemmons
Nov 4, 2022
—
Penny Clemmons
Penny Clemmons
Deed
related
—
Oct 12, 2022
—
5290 Overpass Road LLC
Ryan Wolfshorndl
Grant Deed
—
Jul 29, 2022
—
Josh Yager
Rhonda Yager
Deed
related
$570,000 · Beguhl Family Trust
Jul 29, 2022
$600,000
Ryan Wolfshorndl
Angela Beguhi
Grant Deed
—
Jun 28, 2022
—
Penny Clemmons
Burton Rosen
Deed
related
—
Feb 15, 2022
$355,000
Kuesis Property Holdings LLC
Cynthia L Richardson
Grant Deed
$284,000 · Us Bank NA
Nov 25, 2020
$315,000
Patriot Drive Moorpark LLC
Fam Credit She Borgaro
Grant Deed
—
Mar 5, 2020
$245,000
Mark S Abate
Fam Credit She Borgaro
Grant Deed
—
Mar 5, 2020
—
Borgaro,albert Family Trust
Albert Borgaro
Deed
related
—
Aug 15, 2019
$102,500
Burton R Rosen
Borgaro Fam Credit She
Grant Deed
—
Aug 15, 2019
—
Burton R Rosen
Clemmons,penny
Quitclaim Deed
—
Apr 1, 2019
—
Carl E Williams
—
Deed
related
$87,500 · American Riviera Bank
Mar 1, 2019
$175,000
Carl E Williams
Deborah S Jordan
Grant Deed
$87,500 · American Riviera Bank
Nov 30, 2018
$295,000
Overpass Plaza LLC
Borgaro Fam Credit She
Grant Deed
—
Nov 30, 2018
—
Owner Name Unavailable
Borgaro,albert
Affidavit Of Death
related
—
Nov 30, 2018
$310,000
Overpass Plaza LLC
Borgaro,richard M & Heather M
Grant Deed
—
Nov 30, 2018
$353,000
Overpass Plaza LLC
Borgaro,richard M & Heather M
Grant Deed
—
Oct 16, 2017
—
Famil,stun Trust
Stun,arthur C & Theresa R
Quitclaim Deed
related
—
Dec 27, 2016
—
Brian Boyle
Boyle,jenner F
Quitclaim Deed
related
—
Dec 27, 2016
$208,000
Brian Boyle
Mcclure C & C Living Trust
Grant Deed
—
Oct 4, 2016
—
Richard M Borgaro
Borgaro,richard
Quitclaim Deed
related
—
Aug 12, 2014
—
Chambers,scott & Nancy Trust
Chambers,nancy J
Quit Claim Deed
related
—
Jul 21, 2014
—
Trevor Tingstrom
Tingstrom Laurie B
Quit Claim Deed
—
Oct 25, 2013
—
Nancy J Chambers
Borgaro E Family Trust
Quit Claim Deed
related
—
Dec 21, 2010
—
Borgaro Ernest Fam Trust
Owner Name Unavailable
Grant Deed
related
—
Sep 8, 2004
—
Borgaro,trust
Borgaro,albert Trust
Quit Claim Deed
related
—
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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