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Property profile & analytics
OFF-MARKET
Estimated value
$575,000
Assisted living facilities
5430 Telegraph Rd Ventura, CA 93003-4107
Entity Owned
8-yr Hold
~
Est. High Equity
Property ID
US10-1014606
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Lot
0.6 ac (26,136 SF)
Zoning code
H
APN
083-0-192-075
UPID
US10-1014606
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
$575k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$575k
Owner & transaction history
Ventura Grand Chateau LLC · 8 yrs held
Ventura Grand Chateau LLC
since 2018
7 recorded transactions
Zoning & alternative use
H · 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
by Request
ML approach
$575,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$575k
Range $518k – $633k · ±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
—
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
$33,681
Tax year 2023
Assessed value
$3,123,451
Assessed 2024
Previous assessed
$3,062,207
+2.0% YoY
Effective rate
1.08%
On assessed value
Assessed land
$892,414
Assessed improvement
$2,231,037
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Heating
NONE
Lot
0.6 ac (26,136 SF)
Zoning code
H
APN
083-0-192-075
UPID
US10-1014606
Jurisdiction
VENTURA
Zoning & alternative use
H · Ventura, CA
Zoning H · permitted uses
H · 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.
Building & site characteristics
From public records
Heating
NONE
Lot
0.6 ac
Current owner
From public records · entity-resolved
Ventura Grand Chateau LLC
Entity
Mailing address
1176 ROADRUNNER WAY, SIMI VALLEY, CA 93065-3158
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 10, 2021
—
Ventura Grand Chateau LLC
—
Deed
related
$2,548,000 · Mission Valley Bank
Mar 30, 2018
$2,600,000
Ventura Grand Chateau LLC
Pitman Richard G JR F/tr
Grant Deed
$2,210,000 · Sunwest Bk/el Paso
Jul 23, 2009
—
Pitman R G Family Trust
Pitman,richard G JR
Quit Claim Deed
related
—
Dec 12, 2003
—
Richard G Pitman
Pitman,marisa I
Quit Claim Deed
related
$1,000,000 · County Commerce Bank
Nov 9, 1988
$750,000
Richard Pitman
Jacobs John
Trustees Deed
—
Nov 9, 1988
—
Richard Pitman
Pitman Richard
Quit Claim Deed
related
$700,000 · Ventura County National Bank
—
—
Richard G Pitman
—
Deed Of Trust
related
$45,000 · Individual
—
—
Richard G Pitman
—
Deed Of Trust
related
$45,000 · Individual
—
—
Richard G Pitman
—
Deed Of Trust
related
$1,194,000 · Ventura County National Bank
—
—
Pitman,r G JR Family Trust
—
Deed Of Trust
related
$495,000 · Sharon Trust (pt)
—
—
Richard G Pitman JR.
—
Deed Of Trust
related
$210,000 · Esposito Lee Trust
—
—
Richard G Pitman JR.
—
Deed Of Trust
related
$400,000 · Margaret M Pitman
—
—
Richard G Pitman JR.
—
Deed Of Trust
related
$30,000 · County Commerce Bank
—
—
Richard G Pitman
—
Deed Of Trust
related
$1,200,000 · American Commercial 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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