Freestanding Restaurant
For Sale
Contact for pricing
10820 Ventura Blvd, Studio City, CA 91604
Vacant commercial property with restaurant authorization, flexible C2-1Vl-RIO zoning, and on-site parking for multiple operating formats.
Property Size3,035 SF
Price / SF$658.98
Days on Market20
Property Features for 10820 Ventura Blvd
General Information
Standard status
Active
Size
3,035 SF
Total Parking Spaces
12
Property subtype
Retail
Zoning
C2-1Vl-RIO
Investment Type
Owner/User
Building Details
Year Built
1922
Year Renovated
1982
Buildings
1
Stories
1
Units
1
Listing Agency:
Marcus & Millichap - Encino
(818) 212-2744
Listed By:
Hannah Zager · License #02140677
Source:
Crexi
Added: Aug 3
Changed: Aug 18
Last Checked: Aug 19 at 11:39PM
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 Marcus & Millichap - Encino
Investment Insights
Based on property information with market context.
This freestanding commercial building contains 3,035 square feet on a 0.20-acre parcel and will be delivered vacant. Its existing Certificate of Occupancy permits restaurant use, while C2-1Vl-RIO zoning supports a range of commercial applications identified for the property, including restaurant, medical, dental, and retail operations. The building dates to 1922 and has received a complete roof replacement in 2019 and fumigation completed in July 2026.
The site includes 12 dedicated parking spaces, with tandem configurations capable of increasing capacity to approximately 19 spaces. California AB 2097 eligibility provides an adaptive reuse path for parking-intensive applications, including medical or dental office use, without requiring additional parking beyond the existing on-site supply. The property is positioned along Ventura Boulevard in Studio City and is described as part of a prominent Los Angeles retail corridor.
The site includes 12 dedicated parking spaces, with tandem configurations capable of increasing capacity to approximately 19 spaces. California AB 2097 eligibility provides an adaptive reuse path for parking-intensive applications, including medical or dental office use, without requiring additional parking beyond the existing on-site supply. The property is positioned along Ventura Boulevard in Studio City and is described as part of a prominent Los Angeles retail corridor.
Key Highlights
- 3,035‑square‑foot freestanding commercial building on a 0.20‑acre parcel
- Existing Certificate of Occupancy permits restaurant use; delivered vacant
- 12 dedicated parking spaces, with capacity for approximately 19 through tandem 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
$71,944
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
3.60%
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%
$1,438,880
$1.4M
Cap Rate 7%
$1,027,771
$1.0M
Cap Rate 9%
$799,378
$799.4K
Market Conditions
NOI Build-Up for 3,035 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
$102.7K $33.84/SF
− Vacancy
−$6.8K −$2.23/SF
EGI
$95.9K $31.61/SF
− OpEx
−$24.0K −$7.90/SF
NOI
$71.9K $23.70/SF
Area
Los Angeles County, CA
Vacancy
6.60%
Lease Rate
$33.84 /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%
$1,438,880
Cap Rate 7%
$1,027,771
Cap Rate 9%
$799,378
Alternative Uses
Best Use
Specialty Retail
$1.03M
$899.3K – $1.20M
NOI $71,944 @ 7.0% cap · market cap 3.60%
Second Best
Retail
$959.3K
$839.4K – $1.12M
NOI $67,148 @ 7.0% cap · market cap 3.36%
Theoretical Best
Office A
$1.62M
$1.42M – $1.90M
NOI $113,745 @ 7.0% cap · market cap 5.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,754
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 91604, CA
30,947
Population
15,900
Households
1.9
Avg Household Size
40
Median Age
65%
College-Educated
98%
High-School Grad
4.7 sq mi
ZIP Area
6,584
Density / Sq Mi
$141,317
Median Household Income
$72,208
Median Earnings
$2,471
Median Rent
$1,698,900
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - Vacant commercial property with restaurant authorization, flexible C2-1Vl-RIO zoning, and on-site parking for multiple operating formats.
Where is this conventional restaurant located?
The property is located at 10820 Ventura Blvd Studio City, CA.
What is the asking price?
The asking price for this property is $2,000,000.
What are key features of this property?
This property features: 3,035‑square‑foot freestanding commercial building on a 0.20‑acre parcel; Existing Certificate of Occupancy permits restaurant use; delivered vacant; 12 dedicated parking spaces, with capacity for approximately 19 through tandem parking
