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Property profile & analytics
OFF-MARKET
Estimated value
$6,820,000
Manufacturing properties
650 Buena Vis Ave, Oxnard, CA 93030-5104
Trust Owned
5-yr Hold
Absentee Owner
Free & Clear
Property ID
US10-0962202
Property profile
Verified
Property type
Manufacturing properties
Use group
FOOD PACKING, PACKING PLANT
Year built
1960
Total area
27,553 SF
Lot
3.66 ac (159,429 SF)
Zoning code
M3
APN
201-0-260-185
UPID
US10-0962202
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
$7.63M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$6.82M
Owner & transaction history
Sherry,irwin H & Dalia D Trust · 5 yrs held
Sherry,irwin H & Dalia D Trust
since 2020
Last sale
$5.9M
7 recorded transactions
Zoning & alternative use
M3 · Oxnard, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$5.8M
+241.2%
Restaurant
$4.3M
+154.1%
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 Oxnard submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Oxnard 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
$7,920,000
ML approach
$7,625,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
MEDICAL BUILDING
$5,755,000
Change: +241% · Conversion: Difficult
RESTAURANT
$4,285,000
Change: +154% · Conversion: Difficult
Blend value · Realmo final
$6.82M
Range $6.14M – $7.50M · ±10% · vs last sale $5.87M (Jul 20 2020)
Last sale anchor
$5.87M
Jul 20 2020
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
$248 / 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
$75,486
Tax year 2023
Assessed value
$6,227,698
Assessed 2024
Previous assessed
$6,227,698
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$4,244,832
Assessed improvement
$1,982,866
Applied tax rate
3.0000
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
Manufacturing properties
Use group
FOOD PACKING, PACKING PLANT
Status
Off-Market
Year built
1960
Heating
NONE
Total area
27,553 SF
Lot
3.66 ac (159,429 SF)
Zoning code
M3
APN
201-0-260-185
UPID
US10-0962202
Jurisdiction
VENTURA
Zoning & alternative use
M3 · Oxnard, CA
Zoning M3 · permitted uses
M3 · Oxnard, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Oxnard. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
MEDICAL BUILDING
Est. value
$5.8M
RESTAURANT
Est. value
$4.3M
MEDICAL BUILDING
RESTAURANT
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
1960
Heating
NONE
Lot
3.66 ac
Current owner
From public records · entity-resolved
Sherry,irwin H & Dalia D Trust
Trust
Free & Clear · 5 yrs held
Mailing address
1040 S ROBERTSON BLVDB, LOS ANGELES, CA 90035-1505
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 20, 2020
$5,868,500
Sherry,irwin H & Dalia D Trust
Pl Buena Vista LLC
Grant Deed
—
May 28, 2020
$3,390,000
Pi Buena Vista LLC
Nmm LLC
Grant Deed
—
Nov 7, 2016
—
Nmm LLC
Nmm LLC
Quit Claim Deed
related
$1,290,000 · Cdc Small Busn Fin
Oct 14, 2016
$3,150,000
Nmm LLC
Woolf Farming & Processing
Grant Deed
$1,260,000 · American Business Bank
Dec 24, 2013
—
Farming Woolf
California Vly Land Co INC
Grant Deed
—
May 20, 2009
$2,650,000
California Valley Land Co INC
West Coast Pre-cooling-oxnard
Grant Deed
$1,700,000 · Union Bank
Nov 20, 2003
—
Coast Pre-cooling Oxnard West
West Coast Pre-cooling Liquidt
Quit Claim Deed
related
—
Jun 8, 1995
$1,600,000
Liquidating Trust
Driscoll Strawberry Associates
Grant Deed
$700,000 · Seller
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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