Toluca Lake Mixed-Use
For Sale
Contact for pricing
10116 - 10120 Riverside Drive, Los Angeles, CA 91602
Mixed-use building in prime Toluca Lake location.
Property Size12,040 SF
Price / SF$596.76
Days on Market203
Property Features for 10116 - 10120 Riverside Drive
General Information
Standard status
Active
Size
12,040 SF
Class
A
Property subtype
Retail, Office, Mixed Use
Occupancy
100%
Investment Type
Stabilized
Net Operating Income
$398,979
Building Details
Year Renovated
1984
Buildings
2
Stories
3
Units
8
Tenancy
Multi
Listing Agency:
CBM1 West Los Angeles
(818) 693-3200
Listed By:
Brett Mero · License #CA 01190225
Source:
Crexi
Added: Jan 21
Changed: Aug 8
Last Checked: Aug 11 at 8:33AM
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 CBM1 West Los Angeles
Investment Insights
Based on property information with market context.
This +/- 12,040 SF mixed-use building is ideally located in prime Toluca Lake, a highly desirable submarket in the San Fernando Valley. The property boasts exceptional curb appeal and an architecturally distinctive design, featuring a complementary mix of office and ground-floor retail spaces. Office suites are positioned above and around the established Sushi Yuzu restaurant. Situated in a dense and affluent trade area, the property benefits from strong local demographics and consistent daily traffic. Its premier location provides close proximity to major Hollywood Studios, Ventura Boulevard, Riverside Drive, and the 101 and 134 freeways. Nearby lifestyle amenities include Toluca Lake Village, Lakeside Golf Club, and the NoHo Arts District.
Key Highlights
- Prime Toluca Lake location in an irreplaceable San Fernando Valley submarket.
- Mixed‑use building with a complementary mix of office and ground‑floor retail.
- Exceptional curb appeal and architecturally distinctive design.
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
3.98%
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
NOI $285,784 @ 7.0% cap · market cap 3.98%
Second Best
Retail
$3.99M
$3.49M – $4.66M
NOI $279,414 @ 7.0% cap · market cap 3.89%
Theoretical Best
Multifamily LT 5
$243.92M
$213.43M – $284.58M
NOI $17,074,622 @ 7.0% cap · market cap 237.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Mixed-use building in prime Toluca Lake location.
Where is this mixed-use property located?
The property is located at 10116 - 10120 Riverside Drive Los Angeles, CA.
What is the asking price?
The asking price for this property is $7,185,000.
What are key features of this property?
This property features: Prime Toluca Lake location in an irreplaceable San Fernando Valley submarket.; Mixed‑use building with a complementary mix of office and ground‑floor retail.; Exceptional curb appeal and architecturally distinctive design.
