Mixed-Use Triplex with Gated
New
For Sale
$1,175,000
10004 San Fernando Road, Pacoima, CA 91331
Separate utility meters and gated parking support a flexible residential-commercial configuration.
Property Size2,270 SF
Days on Market4
Property Features for 10004 San Fernando Road
General Information
Standard status
Active
Size
2,270 SF
Property subtype
Mixed Use
Site & Location
Highway Access
Yes
Public Transit
Yes
Utilities to Site
Yes
Units
Unit Mix
3 x 2BR/1BA
Multifamily Units
3
Amenities
gated parking
Building Details
Building Size
2,270 SF
Listing Agency:
Sync Brokerage, Inc.
Listed By:
Ricardo Ortiz · License #01739184
(818) 365-0677
Source:
Truthrealty
Added: Sep 2
Changed: Sep 4
Last Checked: Sep 5 at 7:20AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Sync Brokerage, Inc.
Investment Insights
Based on property information with market context.
This mixed-use triplex contains three 2 bed / 1 bath units, with separate utility meters and gated parking. The residential layout supports occupying one unit while leasing the other two, subject to applicable requirements. Residential/Commercial zoning accommodates the property’s combined residential and commercial classification.
The property is located at 10004 San Fernando Road in Pacoima, CA 91331, along a heavy industrial and logistics corridor in the City of Los Angeles. Shopping, dining, parks, Hansen Dam Recreation Area, public transportation, and major freeway access are identified in the surrounding area. Future light rail connectivity is also noted.
The property is located at 10004 San Fernando Road in Pacoima, CA 91331, along a heavy industrial and logistics corridor in the City of Los Angeles. Shopping, dining, parks, Hansen Dam Recreation Area, public transportation, and major freeway access are identified in the surrounding area. Future light rail connectivity is also noted.
Key Highlights
- Three 2 bed / 1 bath units
- Separate utility meters for the units
- Gated parking
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$45,968
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
3.91%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$919,360
$919.4K
Cap Rate 7%
$656,686
$656.7K
Cap Rate 9%
$510,756
$510.8K
Market Conditions
NOI Build-Up for 2,270 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$81.7K $36.00/SF
− Vacancy
−$8.2K −$3.60/SF
EGI
$73.5K $32.40/SF
− OpEx
−$27.6K −$12.15/SF
NOI
$46.0K $20.25/SF
Area
Los Angeles, CA
Vacancy
10.00%
Lease Rate
$36.00 /SF/Yr
Expense Ratio
37.50%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$919,360
Cap Rate 7%
$656,686
Cap Rate 9%
$510,756
Alternative Uses
Best Use
Multifamily LT 5
$45.99M
$40.24M – $53.65M
NOI $3,219,219 @ 7.0% cap · market cap 273.98%
Second Best
Apartment 5plus
$40.13M
$35.12M – $46.82M
NOI $2,809,248 @ 7.0% cap · market cap 239.08%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
849
Businesses Nearby
Explore this area
Business Placement
Demographics for 91331, CA
100,720
Population
23,926
Households
4.2
Avg Household Size
35
Median Age
11%
College-Educated
58%
High-School Grad
9.3 sq mi
ZIP Area
10,830
Density / Sq Mi
$82,025
Median Household Income
$34,759
Median Earnings
$1,818
Median Rent
$609,300
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Separate utility meters and gated parking support a flexible residential-commercial configuration.
Where is this mixed-use property located?
The property is located at 10004 San Fernando Road Pacoima, CA.
What is the asking price?
The asking price for this property is $1,175,000.
What are key features of this property?
This property features: Three 2 bed / 1 bath units; Separate utility meters for the units; Gated parking
