Pacoima Industrial Property For
For Sale
$14,500,000
10232 Glenoaks Boulevard, Pacoima, CA 91331
2.54 acre lot with single-story industrial building. Leased until 2029.
Property Size33,458 SF
Lot Size2.54 Acres
Price / SF$433.38
Days on Market151
Property Features for 10232 Glenoaks Boulevard
General Information
Standard status
Active
Size
33,458 SF
Lot size
2.54 Acres
Property subtype
Commercial
Listing Agency:
Rodeo Realty
(559) 638-3651
Listed By:
Roger Perry (team@rogerperry.com)
Source:
Valleyland
Added: Mar 26
Changed: Aug 23
Last Checked: Aug 22 at 9:14AM
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 Rodeo Realty
Investment Insights
Based on property information with market context.
Located at 10232 Glenoaks Boulevard in Pacoima, the property is identified by the assessor's parcel number 2528-007-019. The site encompasses approximately 2.54 acres and has five associated addresses: 10232, 10234, 10238, 10240, and 10248 Glenoaks Boulevard. Currently, the property is occupied by "United Rentals," and the single-story industrial building is used for equipment rental and motor repair. In addition to the building, the property features an asphalt-paved parking and vehicle storage lot, along with a vehicle washing area on the northwest side of the building. Historical records indicate that residential buildings occupied the site before 1954, and an industrial building has been present from 1967 to 2018. The surrounding area includes industrial development to the north (FedEx Freight), commercial and industrial developments to the south across Glenoaks Boulevard, commercial/industrial development to the east, and industrial development to the west (CA Signs). The adjoining property to the North is listed in the HMIRS, PCS, RCRA-G, HWIS, and UST regulatory database. The nearest municipal production well, owned by the LADWP, is located half a mile to the southwest of the site. The existing tenant pays $473,550 yearly on an absolute NNN lease with 2.5% annual increases. The lease ends January 31, 2029. The building size is 33458 square feet.
Key Highlights
- Leased to United Rentals with NNN lease generating $473,550 annually.
- Lease includes 2.5% annual rent increases, ensuring growing returns.
- Large 2.54‑acre lot suitable for industrial use.
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
$415,635
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
2.87%
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%
$8,312,700
$8.3M
Cap Rate 7%
$5,937,643
$5.9M
Cap Rate 9%
$4,618,167
$4.6M
Market Conditions
NOI Build-Up for 33,458 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
$634.4K $18.96/SF
− Vacancy
−$40.6K −$1.21/SF
EGI
$593.8K $17.75/SF
− OpEx
−$178.1K −$5.32/SF
NOI
$415.6K $12.42/SF
Area
Los Angeles, CA
Vacancy
6.40%
Lease Rate
$18.96 /SF/Yr
Expense Ratio
30.00%
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%
$8,312,700
Cap Rate 7%
$5,937,643
Cap Rate 9%
$4,618,167
Alternative Uses
Best Use
Industrial
$5.94M
$5.20M – $6.93M
NOI $415,635 @ 7.0% cap · market cap 2.87%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$677.84M
$593.11M – $790.81M
NOI $47,448,729 @ 7.0% cap · market cap 327.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
783
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 Industrial in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Industrial property - 2.54 acre lot with single-story industrial building. Leased until 2029.
Where is this industrial property located?
The property is located at 10232 Glenoaks Boulevard Pacoima, CA.
What is the asking price?
The asking price for this property is $14,500,000.
What are key features of this property?
This property features: Leased to United Rentals with NNN lease generating $473,550 annually.; Lease includes 2.5% annual rent increases, ensuring growing returns.; Large 2.54‑acre lot suitable for industrial use.
