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    8315 Sparton Panorama City, CA 91402

    View on Map
    For Sale
    $50,000

    Business Opportunity - Panorama City, CA

    Added:
    Mar 19, 2026
    Days on Market:
    14
    Last Refresh:
    Apr 1 at 9:06 am

    Property Features for 8315 Sparton

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Interior features
    Phone System, Living Quarters
    Standard status
    Active
    APN
    2637034021

    Utilities

    Utilities
    Phone Available

    Building Details

    Year built
    1951
    Architectural style
    Other

    We can help!

    Listing Contact
    Ana Cecilia Dowling
    Ana Cecilia Dowling

    Listing agent Ana Cecilia Dowling License #01456204

    Listing office Dowling Realty, Inc 3500 W. Olive Ave, Burbank, CA

    Listing date Mar 19, 2026

    MLS# BB26060560 Listing URL

    Copyright © 2026 California Regional Multiple Listing Service, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Overview

    Assisted Living Business Opportunity

    This is a licensed assisted living business opportunity located in a quiet residential neighborhood of Panorama City, California. The property is a leased property with a rent of $6,000 per month. The facility is licensed for 6 beds and under, offering personalized support in a comfortable, home-like setting. It features 4 private rooms, 1 shared room, plus another room for staff. The property includes a large backyard with mature fruit trees and a spaciously covered patio. This property has potential, currently has no residents, so you can start anew. The real estate is not included in the sale; this is a business opportunity only.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Assisted living facilities

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Accounting Firm

    Zoning and permitted uses should be independently verified with local authorities.

    Similar Places Nearby

    • Anas Residence Care — 7747 Van Noord Ave, North Hollywood, CA 91605
    • Eternal Life Assisted Living — 7931 Varna Ave, Van Nuys, CA 91402
    • Eldercare Villa — 7754 Coldwater Canyon Ave, North Hollywood, CA 91605
    • Ano One — 7907 Stansbury Ave, Panorama City, CA 91402
    • Mary Ellen Homes — 7752 Mary Ellen Ave, North Hollywood, CA 91605

    Location Insight

    • Map
    • Local Demand
    City
    Panorama City
    County
    Los Angeles
    State
    California
    Longitude
    -118.42558
    Latitude
    34.22219

    Nearby Similar for Sale

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      8843 Tilden, Panorama City, CA 91402
      View Details
    • $4,880,000
      19,742 SF

      Panorama City Multifamily Investment Opportunity

      27-unit multifamily in Panorama City with value-add potential.
      14696 Rayen, Panorama City, CA 91402
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    • $1,050,000

      Panorama City Multi-Unit Investment

      Multi-unit property in Panorama City with diverse unit mix.
      8843 Tilden, Panorama City, CA 91402
      View Details

    FAQs

    What type of property is this?
    Assisted living facility - Licensed assisted living business opportunity in Panorama City, California.
    Where is this assisted living facility located?
    The property is located at 8315 Sparton Panorama City, CA.
    What is the asking price?
    The asking price for this property is $50,000.
    What are key features of this property?
    This property features: Licensed assisted living home for 6 beds and under, offering personalized care.; Opportunity to start anew with no current residents.; Includes **4 private rooms**, 1 shared room, and a staff room.
    (818) 414-2689
    We can help!
    Listing Contact
    Ana Cecilia Dowling
    Ana Cecilia Dowling
    Real Estate License ID: 01456204
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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