Trust Owned 
For Lease
$7,825,000
789 South Victoria Ave, Ventura, CA 93003
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Property summary
AI-generated overview
The property is a three-story office building with ground-floor retail space. It is located at the signalized intersection of Victoria Avenue and Thille Street, directly across the street from the Ventura County Government Center.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1980
Total area
30,938 SF
Lot
1.85 ac (80,586 SF)
Zoning code
PO
APN
083-0-211-020
UPID
US10-1458408
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Dental Office
-
Law Firm
-
Real Estate Agency
-
Dental Office
-
Law Firm
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$8.99M
Comparable Approach
Comparable
$8.54M
Blend (final)
Blend
$7.83M
Owner & transaction history
since 2001
4 recorded transactions
Zoning & alternative use
PO · Ventura, CA
Zoning description
ne 24.212 R-1-B Single-Family Beach Zone 24.214 R-2 Two-Family Zone 24.216 R-2-B Two-Family Beach Zone 24.218 R-3 Multiple Family Zone 24.220 MHP Mobile Home Park Zone 24.222 R-P-D Residential Planned Development 24.230…
General category
COMMERCIAL
Top alternative use upside
Neighborhood: shopping center
$13.0M
+23.2%
Apartment house (5+ units)
$11.9M
+13.3%
Medical building
$11.8M
+11.8%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
17% off on annual
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
7 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$7.83M
Value range
$7.04M – $8.61M
±10% around blend
Estimated value / SF
$253 / SF
Confidence
Property data
88
Market benchmarks
100
Comparable evidence
60
$7.04M
blend $7.83M
$8.61M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
30,938 SF
Lot area
1.85 ac
Year built
1980
APN
083-0-211-020
Zoning
PO
Assessed value
$4,963,190
Annual tax
$54,310
3
Income approach: direct capitalization
Partial preview
Income approach indication
$8.99M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$9.74M
@ 6.5% CAP return
$8.99M
@ 7% CAP return
$8.35M
4
Sales comparison
Partial preview
Sales approach indication
$8.54M
Range $7.94M – $15.24M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$7.83M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 33 sales
$340
-26%
Submarket 43 sales
$322
-22%
County 146 sales
$382
-34%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $253/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Neighborhood: Shopping Center
Gross theoretical uplift
+23%
vs current-use indication
Apartment House (5+ Units)
Medical Building
Auto Repair, Garage
Commercial (general)
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$4.96M
Move the market yield to see immediate price impact.
Value / SF
$160
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$313k
$6.25M
$4.47M
$3.47M
$347k
$6.95M
$4.96M
$3.86M
$382k
$7.64M
$5.46M
$4.25M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$54,310
Tax year 2023
Assessed value
$4,963,190
Assessed 2024
Previous assessed
$4,865,873
+2.0% YoY
Effective rate
1.09%
On assessed value
Assessed land
$1,920,493
Assessed improvement
$3,042,697
Applied tax rate
5.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING
Status
For Lease
Year built
1980
Heating
NONE
Rooms
2
Total area
30,938 SF
Lot
1.85 ac (80,586 SF)
Zoning code
PO
APN
083-0-211-020
UPID
US10-1458408
Jurisdiction
VENTURA
Zoning & alternative use
PO · Ventura, CAZoning PO · permitted uses
PO · Ventura, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
ne 24.212 R-1-B Single-Family Beach Zone 24.214 R-2 Two-Family Zone 24.216 R-2-B Two-Family Beach Zone 24.218 R-3 Multiple Family Zone 24.220 MHP Mobile Home Park Zone 24.222 R-P-D Residential Planned Development 24.230…
General category
COMMERCIAL
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1980
Heating
NONE
Rooms
2
Lot
1.85 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
PO
COMMERCIAL
Jurisdiction
Ventura, CA
Recorded code
PO
Official district
PO
Official district profile
What the municipal code says about PO
Zoning description
ne 24.212 R-1-B Single-Family Beach Zone 24.214 R-2 Two-Family Zone 24.216 R-2-B Two-Family Beach Zone 24.218 R-3 Multiple Family Zone 24.220 MHP Mobile Home Park Zone 24.222 R-P-D Residential Planned Development 24.230…
General category
COMMERCIAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for PO in Ventura, CA.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
3 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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