Demisable Flex/Industrial
For Sale
Contact for pricing
11239 Ilex Ave, Pacoima, CA 91331
Free-standing, fully fenced M-1 building with heavy 3-phase power and two front entrances.
Property Size5,040 SF
Price / SF$257.94
Days on Market52
Property Features for 11239 Ilex Ave
General Information
Standard status
Active
Size
5,040 SF
Property subtype
INDUSTRIAL
Zoning
M-1
Site & Location
Highway Access
Yes
Fenced Yard
Yes
Additional Details
Heavy Power
Yes
Listing Agency:
RE/MAX of Santa Clarita - Crissman Commercial Services
(661) 295-9300
Listed By:
Aaron Avila
(661) 993-9873
Source:
Moodyscre
Added: Jul 23
Changed: Aug 11
Last Checked: Sep 12 at 11:11AM
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 RE/MAX of Santa Clarita - Crissman Commercial Services
Investment Insights
Based on property information with market context.
Free-standing flex/industrial building on an M-1 site with perimeter fencing. The property includes heavy 3-phase electrical service (600 amps) and can be easily demised, making it suitable for flexible occupancy or potential multi-tenant configuration. In the half configuration, there are two front doors with office space included on each side.
The site offers easy freeway access for freight and customer convenience. It also presents an owner-user opportunity with the possibility of adding an additional tenant.
The building is available for sale and features a layout designed to support separate front entrances and office areas within the demisable arrangement.
The site offers easy freeway access for freight and customer convenience. It also presents an owner-user opportunity with the possibility of adding an additional tenant.
The building is available for sale and features a layout designed to support separate front entrances and office areas within the demisable arrangement.
Key Highlights
- Free‑standing building with M‑1 zoning and fully fenced property
- Heavy power available with 3‑phase service and 600 amps
- Easy freeway access
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
$62,610
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
4.82%
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%
$1,252,200
$1.3M
Cap Rate 7%
$894,429
$894.4K
Cap Rate 9%
$695,667
$695.7K
Market Conditions
NOI Build-Up for 5,040 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
$95.6K $18.96/SF
− Vacancy
−$6.1K −$1.21/SF
EGI
$89.4K $17.75/SF
− OpEx
−$26.8K −$5.32/SF
NOI
$62.6K $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%
$1,252,200
Cap Rate 7%
$894,429
Cap Rate 9%
$695,667
Alternative Uses
Best Use
Industrial
$894.4K
$782.6K – $1.04M
NOI $62,610 @ 7.0% cap · market cap 4.82%
Second Best
Flex RnD
$830.5K
$726.7K – $969.0K
NOI $58,138 @ 7.0% cap · market cap 4.47%
Theoretical Best
Multifamily LT 5
$102.11M
$89.34M – $119.13M
NOI $7,147,516 @ 7.0% cap · market cap 549.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Heavy power
Yes
Fenced yard
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,253
Businesses Nearby
Under-served
Demand for This Use
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Free-standing, fully fenced M-1 building with heavy 3-phase power and two front entrances.
Where is this flex space located?
The property is located at 11239 Ilex Ave Pacoima, CA.
What is the asking price?
The asking price for this property is $1,300,000.
What are key features of this property?
This property features: Free‑standing building with M‑1 zoning and fully fenced property; Heavy power available with 3‑phase service and 600 amps; Easy freeway access
