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Property profile & analytics
OFF-MARKET
Estimated value
$3,005,000
Apartment buildings
893 Empire Ave Ventura, CA 93003-4972
Individually Owned
16-yr Hold
~
Est. High Equity
Property ID
US10-1480422
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1968
Total area
17,280 SF
Lot
0.93 ac (40,510 SF)
Zoning code
R3-2D
APN
075-0-310-225
UPID
US10-1480422
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
$4.20M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.01M
Owner & transaction history
George J Fonti · 16 yrs held
George J Fonti
since 2010
7 recorded transactions
Zoning & alternative use
R3-2D · 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
by Request
CAP Approach
CAP Return
Estimation
6%
$4,550,000
6.5%
$4,200,000
7%
$3,900,000
Blend value · Realmo final
$3.01M
Range $2.70M – $3.31M · ±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
$174 / 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
$39,530
Tax year 2023
Assessed value
$3,725,696
Assessed 2024
Previous assessed
$3,583,444
+4.0% YoY
Effective rate
1.06%
On assessed value
Assessed land
$2,025,763
Assessed improvement
$1,699,933
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1968
Heating
NONE
Units
34
Total area
17,280 SF
Lot
0.93 ac (40,510 SF)
Zoning code
R3-2D
APN
075-0-310-225
UPID
US10-1480422
Jurisdiction
VENTURA
Zoning & alternative use
R3-2D · Ventura, CA
Zoning R3-2D · permitted uses
R3-2D · 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
Year built
1968
Heating
NONE
Units
34
Lot
0.93 ac
Current owner
From public records · entity-resolved
George J Fonti
Individual
Mailing address
822 BAYVIEW WAY, EMERALD HILLS, CA 94062-3913
Ownership since
2010
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
Aug 24, 2018
—
George J Fonti
—
Deed
related
$5,450,000 · Luther Burbank Savings
Jul 13, 2010
—
George J Fonti
Edward St. George
Grant Deed
$3,235,000 · Luther Burbank Savings
Sep 30, 2008
—
Stgeorge Edward Trust
Stgeorge,edward
Quit Claim Deed
related
—
Sep 26, 2008
—
Edward Stgeorge
Stgeorge Edward Trust
Quit Claim Deed
related
—
Apr 21, 2003
—
St George, Tr
St George,ed
Quit Claim Deed
related
—
Oct 10, 2002
—
George Cavalletto
Web,s
Quit Claim Deed
related
—
Jun 7, 2002
—
Cavalletto,n Tr
Caval
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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