Food Production Manufacturing
For Sale
$2,390,000
12301 Gladstone Avenue Los, Sylmar, CA 91342
Configured for commercial food production with an outdoor storage yard and utility hookups.
Property Size5,440 SF
Days on Market193
Property Features for 12301 Gladstone Avenue Los
General Information
Standard status
Active
Size
5,440 SF
Property subtype
Factory
Site & Location
Highway Access
Yes
Road Access
Yes
Outdoor Storage
Yes
Utilities to Site
Yes
Building Details
Building Size
5,440 SF
Year Built
1968
Listing Agency:
Method Commercial
(323) 452-6762
Listed By:
Martin McDermott · License #01369084
(323) 452-6762
Source:
Thebrokerlist
Added: Feb 18
Changed: Aug 30
Last Checked: Aug 30 at 5:36AM
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 Method Commercial
Investment Insights
Based on property information with market context.
This manufacturing property is configured for commercial food production and includes a dedicated outdoor storage yard. The yard has hookups for water and power and is used for secure catering-truck storage. Three catering trucks licensed for California are included, with additional diesel trucks also available. FF&E is available separately.
The property sits within an industrial area of northeast Los Angeles, at the end of a tree-lined cul-de-sac. Access to the 210, 118, 5, and 405 freeways supports regional movement for food-production and catering operations. Built in 1968, the property combines production improvements with exterior storage capacity.
The property sits within an industrial area of northeast Los Angeles, at the end of a tree-lined cul-de-sac. Access to the 210, 118, 5, and 405 freeways supports regional movement for food-production and catering operations. Built in 1968, the property combines production improvements with exterior storage capacity.
Key Highlights
- Commercial food‑production improvements with outdoor storage yard
- Secure catering‑truck yard includes water and power hookups
- Three catering trucks licensed for California
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
$147,328
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
6.16%
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%
$2,946,560
$2.9M
Cap Rate 7%
$2,104,686
$2.1M
Cap Rate 9%
$1,636,978
$1.6M
Market Conditions
NOI Build-Up for 5,440 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
$201.1K $36.96/SF
− Vacancy
−$4.6K −$0.85/SF
EGI
$196.4K $36.11/SF
− OpEx
−$49.1K −$9.03/SF
NOI
$147.3K $27.08/SF
Area
Los Angeles, CA
Vacancy
2.30%
Lease Rate
$36.96 /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%
$2,946,560
Cap Rate 7%
$2,104,686
Cap Rate 9%
$1,636,978
Alternative Uses
Best Use
Specialty Retail
$2.10M
$1.84M – $2.46M
NOI $147,328 @ 7.0% cap · market cap 6.16%
Second Best
Industrial
$965.4K
$844.7K – $1.13M
NOI $67,579 @ 7.0% cap · market cap 2.83%
Theoretical Best
Multifamily LT 5
$110.21M
$96.43M – $128.58M
NOI $7,714,779 @ 7.0% cap · market cap 322.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
598
Businesses Nearby
Explore this area
Business Placement
Demographics for 91342, CA
96,429
Population
26,403
Households
3.7
Avg Household Size
36
Median Age
20%
College-Educated
73%
High-School Grad
45.4 sq mi
ZIP Area
2,124
Density / Sq Mi
$95,480
Median Household Income
$40,351
Median Earnings
$1,965
Median Rent
$641,100
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?
Manufacturing property - Configured for commercial food production with an outdoor storage yard and utility hookups.
Where is this manufacturing property located?
The property is located at 12301 Gladstone Avenue Los Sylmar, CA.
What is the asking price?
The asking price for this property is $2,390,000.
What are key features of this property?
This property features: Commercial food‑production improvements with outdoor storage yard; Secure catering‑truck yard includes water and power hookups; Three catering trucks licensed for California
