Mixed-Use Property with
For Sale
$1,875,000
10615 San Fernando Road, Pacoima, CA 91331
Two-story asset combining residential units with vacant warehouse space and on-site parking.
Property Size4,733 SF
Price / SF$396.15
Days on Market397
Property Features for 10615 San Fernando Road
General Information
Standard status
Active
Size
4,733 SF
Total Parking Spaces
7
Property subtype
Commercial/Industrial
Units
Unit Mix
1 x 1BR/1BA, 1 x 2BR/1BA, 2 x studio
Multifamily Units
4
Amenities
private balcony
common laundry area
Building Details
Year Built
1950
Buildings
2
Stories
2
Listing Agency:
JohnHart Real Estate
(818) 339-8164
Listed By:
Geovanni Colocho Quintanilla · License #01879729
(818) 339-8164
Source:
Exitrealty
Added: Jul 30, 2025
Changed: Aug 29
Last Checked: Jul 4 at 2:54AM
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 JohnHart Real Estate
Investment Insights
Based on property information with market context.
This 4,733-square-foot mixed-use property consists of two two-story buildings with four total units. The configuration includes residential space along with a ground-floor warehouse that is available vacant and can support office, shop, or creative use. Two residential units include private balconies, and a shared laundry area serves the residential portion. Central air and natural gas service are among the building features.
Seven uncovered parking spaces are provided on the property. The exterior incorporates composition and wood materials, and the improvements date to 1950. The property is located at 10615 San Fernando Road in Pacoima, California, and carries LACM zoning.
Seven uncovered parking spaces are provided on the property. The exterior incorporates composition and wood materials, and the improvements date to 1950. The property is located at 10615 San Fernando Road in Pacoima, California, and carries LACM zoning.
Key Highlights
- 4,733‑square‑foot mixed‑use property with two two‑story buildings
- Four total units, including two residential units and two studio units
- Ground‑floor warehouse to be delivered vacant
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
$95,843
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
5.11%
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%
$1,916,860
$1.9M
Cap Rate 7%
$1,369,186
$1.4M
Cap Rate 9%
$1,064,922
$1.1M
Market Conditions
NOI Build-Up for 4,733 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
$170.4K $36.00/SF
− Vacancy
−$17.0K −$3.60/SF
EGI
$153.3K $32.40/SF
− OpEx
−$57.5K −$12.15/SF
NOI
$95.8K $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%
$1,916,860
Cap Rate 7%
$1,369,186
Cap Rate 9%
$1,064,922
Alternative Uses
Best Use
Apartment 5plus
$83.68M
$73.22M – $97.62M
NOI $5,857,343 @ 7.0% cap · market cap 312.39%
Second Best
Mixed Use
$1.37M
$1.20M – $1.60M
NOI $95,843 @ 7.0% cap · market cap 5.11%
Theoretical Best
Multifamily LT 5
$95.89M
$83.90M – $111.87M
NOI $6,712,142 @ 7.0% cap · market cap 357.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
1,028
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?
Mixed-use property - Two-story asset combining residential units with vacant warehouse space and on-site parking.
Where is this mixed-use property located?
The property is located at 10615 San Fernando Road Pacoima, CA.
What is the asking price?
The asking price for this property is $1,875,000.
What are key features of this property?
This property features: 4,733‑square‑foot mixed‑use property with two two‑story buildings; Four total units, including two residential units and two studio units; Ground‑floor warehouse to be delivered vacant
