Building Details

Year Built 1984

Buildings 2

Tenancy Multi

Parking Ratio 1.91 per 1,000 SF

Listing Agency: Zacuto Group

Listed By: Matthew Luchs · License #01948233

Source: Crexi

Added: Sep 10 Changed: Sep 16 Last Checked: Sep 16 at 2:52PM

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Investment Insights

Based on property information with market context.

This mixed-use property comprises two buildings on a single parcel at the corner of Riverside Drive and Talofa Avenue. Constructed in 1984, the asset includes ground-floor retail and restaurant space, upper-level professional offices, and 23 on-site parking spaces. The office suites at 10116 Riverside Drive occupy the second and third floors and range from 812 to 1,576 square feet. At 10120 Riverside Drive, the configuration includes a 726-square-foot front unit, a 907-square-foot rear unit, and a 3,000-square-foot second-floor suite. Sushi Yuzu occupies 1,575 square feet at 10118 Riverside Drive and includes sidewalk seating along Riverside Drive.

The property is 100 percent leased across eight units and sits on 12,503 square feet of land. Nearby businesses include Trader Joe's, Sweetsalt Food Shop, Hungry Crowd, Prosecco Trattoria, Red Maple, Forman's Whiskey Tavern, and Bodega Malbec. Access is available from the 134 and 101 freeways and Cahuenga Boulevard, with Warner Bros., Universal, and the surrounding production and post-production base identified as nearby employment drivers.

Key Highlights

• 100 percent leased across eight units
• 23 on‑site parking spaces, or 1.91 spaces per 1,000 square feet
• Two buildings on 12,503 square feet of land

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

$285,784

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

4.34%

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%

$5,715,680 $5.7M

Cap Rate 7%

$4,082,629 $4.1M

Cap Rate 9%

$3,175,378 $3.2M

Market Conditions

NOI Build-Up for 12,040 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

$468.1K $38.88/SF

− Vacancy

−$87.1K −$7.23/SF

EGI

$381.0K $31.65/SF

− OpEx

−$95.3K −$7.91/SF

NOI

$285.8K $23.74/SF

Area

Los Angeles, CA

Vacancy

18.60%

Lease Rate

$38.88 /SF/Yr

Expense Ratio

25.00%

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%

$5,715,680

Cap Rate 7%

$4,082,629

Cap Rate 9%

$3,175,378

Alternative Uses

Best Use

Office B

$4.08M

$3.57M – $4.76M (±1% cap)

NOI $285,784 @ 7.0% cap · market cap 4.34%

Second Best

Retail

$3.99M

$3.49M – $4.66M (±1% cap)

NOI $279,414 @ 7.0% cap · market cap 4.24%

Theoretical Best

Multifamily LT 5

$243.92M

$213.43M – $284.58M (±1% cap)

NOI $17,074,622 @ 7.0% cap · market cap 259.30%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Current Use

Retail space

Suggested Use

Top Pick (Bike/Boat/Book/etc) Store Carpet & Flooring Store Furniture & Home Goods Barber Shop Catering Service Butcher

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

100%

Occupancy

Multi-tenant

Tenancy

Yes

Highway access

Yes

Paved road access

Location Intelligence

Trade Area within ½ mile

2,199

Businesses Nearby

Explore this area Business Placement

Demographics for 91602, CA

19,647

Population

10,791

Households

1.8

Avg Household Size

39

Median Age

55%

College-Educated

96%

High-School Grad

2.0 sq mi

ZIP Area

9,824

Density / Sq Mi

$97,994

Median Household Income

$61,134

Median Earnings

$2,186

Median Rent

$1,104,400

Median Home Value

Market

Vacancy Rate% for Office in West region

11% 2019

14.1% 2020

15.5% 2021

17.2% 2022

19.9% 2023

21% 2024

20.8% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this mixed-use properties located? What is the asking price? Find similar properties What are key features of this property?

Frequently Asked Questions

What type of property is this?

Mixed-use property - Corner property combines street-level retail and restaurant space with professional offices and dedicated on-site parking.

Where is this mixed-use property located?

The property is located at 10116-10120 Riverside Drive Toluca Lake, CA.

What is the asking price?

The asking price for this property is $6,585,000.

What are key features of this property?

This property features: 100 percent leased across eight units; 23 on‑site parking spaces, or 1.91 spaces per 1,000 square feet; Two buildings on 12,503 square feet of land