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Property profile & analytics
OFF-MARKET
Estimated value
$875,000
Investment properties
854 Main St Santa Paula, CA 93060-2743
Trust Owned
10-yr Hold
Free & Clear
Property ID
US10-1460745
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1924
Total area
5,102 SF
Lot
0.07 ac (3,049 SF)
Zoning code
CBD
APN
103-0-102-155
UPID
US10-1460745
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
Current use
Occupant on record · Public records
-
Exceptional Education Training Center
-
Kulwiec Interiors Interior Design Home Decor Store
-
Anderson Kulwiec Appleby Architects Architect
-
Skeels, Araiza, Lemmon, and Orellana, PC Law Firm
-
Santa Paula Web Design Marketing & Advertising (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$985k
Comparable Approach
Comparable
$928k
Blend (final)
Blend
$875k
Owner & transaction history
Werner Family Trust · 10 yrs held
Werner Family Trust
since 2016
7 recorded transactions
Zoning & alternative use
CBD · Santa Paula, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
Central Business District (CBD). The Central Business District (CBD) zone provides a pedestrian-scale commercial district with an emphasis on small-scale businesses intended to serve the local community and tourists. The character of the CBD zone is intended to be that which promotes the historic identity of the past through the creation of an identifiable d…
Zone name
Central Business Direct
General category
COMMERCIAL
Zone area
17.25 ac
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%
$1,070,000
6.5%
$985,000
7%
$915,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,100,000
Current use
Blend value · Realmo final
$875k
Range $788k – $963k · ±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
$172 / 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
$8,936
Tax year 2023
Assessed value
$728,206
Assessed 2024
Previous assessed
$713,928
+2.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$77,371
Assessed improvement
$650,835
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1924
Heating
NONE
Total area
5,102 SF
Lot
0.07 ac (3,049 SF)
Zoning code
CBD
APN
103-0-102-155
UPID
US10-1460745
Jurisdiction
VENTURA
Zoning & alternative use
CBD · Santa Paula, CAZoning CBD · permitted uses
CBD · Santa Paula, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
Central Business District (CBD). The Central Business District (CBD) zone provides a pedestrian-scale commercial district with an emphasis on small-scale businesses intended to serve the local community and tourists. The character of the CBD zone is intended to be that which promotes the historic identity of the past through the creation of an identifiable downtown and an emphasis on architectural style. The CBD zone will support a mix of complementary retail, service, office, civic, cultural, and residential uses. Residential use is permitted outright in this zone subject to the development standards contained in this chapter. (D)
Zone name
Central Business Direct
General category
COMMERCIAL
Zone area
17.25 ac
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.1M
COMMERCIAL (GENERAL) Current
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
1924
Heating
NONE
Lot
0.07 ac
Current owner
From public records · entity-resolved
Werner Family Trust
Trust
Free & Clear · 10 yrs held
Mailing address
11595 BELLAGIO RD, LOS ANGELES, CA 90049-2110
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 27, 2016
$1,475,000
Werner Family Trust
Kulwiec Trust
Grant Deed
—
Jun 2, 2004
—
James F Brucker
Brucker,cathy L
Quit Claim Deed
related
—
Jun 2, 2004
$450,000
Kulweic,tr
Brucker,james F
Grant Deed
$315,000 · Santa Clara Valley Bank NA
Jun 6, 1990
$200,000
James F Brucker
Towner Richard D
Grant Deed
$4,100,000 · Seller
—
—
James F Brucker
—
Deed Of Trust
related
$400,000 · City Commerce Bank
—
—
Kulwiec Trust
—
Deed Of Trust
related
—
—
—
James F Brucker
—
Deed Of Trust
related
$46,268 · Santa Paula City (ca)
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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