Insulated Warehouse Portfolio with
For Sale
Contact for pricing
11823-11825 Sherman Way, North Hollywood, CA 91605
Three warehouse buildings offer secured, fenced premises with cross-property access and M2 zoning.
Property Size14,160 SF
Lot Size0.80 Acres
Price / SF$360.17
Days on Market240
Property Features for 11823-11825 Sherman Way
General Information
Standard status
Active
Size
14,160 SF
Lot size
0.80 Acres
Property subtype
INDUSTRIAL
Zoning
M2
Site & Location
Road Access
Yes
Fenced Yard
Yes
Building Details
Buildings
3
Construction
metal
Listing Agency:
NAI Capital
(818) 905-2400
Listed By:
Chad Gahr · License #01230414
(818) 742-1626
Source:
Moodyscre
Added: Jan 6
Changed: Aug 31
Last Checked: Sep 2 at 6:24PM
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 NAI Capital
Investment Insights
Based on property information with market context.
This North Hollywood warehouse portfolio comprises three metal buildings with insulation and HVAC, providing a combined 14,160 square feet of improved commercial space. The improvements occupy an oversized 34,625-square-foot concrete parcel and are enclosed within a secured fence line.
Located at 11823-11825 Sherman Way, the property includes street-to-street cross-property access. M2 zoning and the combination of enclosed warehouse space with a secured outdoor area support a range of industrial-oriented commercial applications, subject to applicable requirements.
Located at 11823-11825 Sherman Way, the property includes street-to-street cross-property access. M2 zoning and the combination of enclosed warehouse space with a secured outdoor area support a range of industrial-oriented commercial applications, subject to applicable requirements.
Key Highlights
- Three insulated metal warehouse buildings totaling 14,160 SF
- Oversized 34,625 SF concrete parcel
- M2 zoning
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
$184,249
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
3.61%
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%
$3,684,980
$3.7M
Cap Rate 7%
$2,632,129
$2.6M
Cap Rate 9%
$2,047,211
$2.0M
Market Conditions
NOI Build-Up for 14,160 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
$227.7K $16.08/SF
− Vacancy
−$10.9K −$0.77/SF
EGI
$216.8K $15.31/SF
− OpEx
−$32.5K −$2.30/SF
NOI
$184.2K $13.01/SF
Area
Los Angeles County, CA
Vacancy
4.80%
Lease Rate
$16.08 /SF/Yr
Expense Ratio
15.00%
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%
$3,684,980
Cap Rate 7%
$2,632,129
Cap Rate 9%
$2,047,211
Alternative Uses
Best Use
Warehouse
$2.63M
$2.30M – $3.07M
NOI $184,249 @ 7.0% cap · market cap 3.61%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$7.58M
$6.63M – $8.84M
NOI $530,685 @ 7.0% cap · market cap 10.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Fenced yard
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,513
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 91605, CA
54,341
Population
17,206
Households
3.2
Avg Household Size
36
Median Age
22%
College-Educated
71%
High-School Grad
5.4 sq mi
ZIP Area
10,063
Density / Sq Mi
$64,539
Median Household Income
$32,751
Median Earnings
$1,736
Median Rent
$729,900
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- 101 Storage — 4647 Laurel Canyon Blvd, North Hollywood, CA 91607
- Extra Space Storage — 6880 Troost Ave, North Hollywood, CA 91605
- Extra Space Storage — 11423 Vanowen St, North Hollywood, CA 91605
- Noho Refrigerator Llc — Los Angeles, CA 91605
- Logistics Prep Center — 12228 Sherman Way Unit R7, North Hollywood, CA 91605
Frequently Asked Questions
What type of property is this?
Warehouse - Three warehouse buildings offer secured, fenced premises with cross-property access and M2 zoning.
Where is this warehouse located?
The property is located at 11823-11825 Sherman Way North Hollywood, CA.
What is the asking price?
The asking price for this property is $5,100,000.
What are key features of this property?
This property features: Three insulated metal warehouse buildings totaling 14,160 SF; Oversized 34,625 SF concrete parcel; M2 zoning
