M2 Manufacturing
For Sale
Contact for pricing
12350 Montague St Unit F & G, Pacoima, CA 91331
Industrial condominium with rear loading, truck access, and an enclosed yard.
Property Size8,400 SF
Price / SF$395
Days on Market131
Property Features for 12350 Montague St Unit F & G
General Information
Standard status
Active
Size
8,400 SF
Total Parking Spaces
16
Property subtype
Industrial
Zoning
M2
Investment Type
Owner/User
Site & Location
Outdoor Storage
Yes
Utilities to Site
Yes
Warehouse & Industrial
Clear Height
16 ft
Loading
Rear Load
Three-Phase Power
Yes
Amenities
Electric Gate
Building Details
Year Built
1979
Year Renovated
2026
Listing Agency:
Delphi Business Properties
(626) 437-4955
Listed By:
Adam Stout · License #CA 02111416
Source:
Crexi
Added: Apr 23
Changed: Aug 30
Last Checked: Aug 30 at 11:38PM
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 Delphi Business Properties
Investment Insights
Based on property information with market context.
This 8,400-square-foot industrial condominium comprises Units F and G at 12350 Montague St in Pacoima. The property is designated M2 and includes a 16-foot warehouse area, 14-foot-high truck doors, rear loading, and an electric driveway gate. Three-phase power and gas service support manufacturing or warehouse operations, while updated interior and exterior improvements provide a refreshed working environment.
A substantial yard provides room for truck loading and circulation. Adjacent units may be combined with the property to create configurations of 8,400 or 12,600 square feet. Built in 1979, the condominium offers a dedicated industrial setting for an owner-user or operator seeking warehouse and manufacturing space.
A substantial yard provides room for truck loading and circulation. Adjacent units may be combined with the property to create configurations of 8,400 or 12,600 square feet. Built in 1979, the condominium offers a dedicated industrial setting for an owner-user or operator seeking warehouse and manufacturing space.
Key Highlights
- 8,400 SF industrial condominium consisting of Units F and G
- M2 zoning supports the property's industrial classification
- 16‑foot warehouse area with 14‑foot‑high truck doors
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
$126,710
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
3.82%
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%
$2,534,200
$2.5M
Cap Rate 7%
$1,810,143
$1.8M
Cap Rate 9%
$1,407,889
$1.4M
Market Conditions
NOI Build-Up for 8,400 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
$159.3K $18.96/SF
− Vacancy
−$10.2K −$1.21/SF
EGI
$149.1K $17.75/SF
− OpEx
−$22.4K −$2.66/SF
NOI
$126.7K $15.08/SF
Area
Los Angeles, CA
Vacancy
6.40%
Lease Rate
$18.96 /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%
$2,534,200
Cap Rate 7%
$1,810,143
Cap Rate 9%
$1,407,889
Alternative Uses
Best Use
Warehouse
$1.81M
$1.58M – $2.11M
NOI $126,710 @ 7.0% cap · market cap 3.82%
Second Best
Industrial
$1.49M
$1.30M – $1.74M
NOI $104,350 @ 7.0% cap · market cap 3.14%
Theoretical Best
Multifamily LT 5
$170.18M
$148.91M – $198.54M
NOI $11,912,527 @ 7.0% cap · market cap 359.03%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
16 ft
Clear height
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
824
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?
Manufacturing property - Industrial condominium with rear loading, truck access, and an enclosed yard.
Where is this manufacturing property located?
The property is located at 12350 Montague St Unit F & G Pacoima, CA.
What is the asking price?
The asking price for this property is $3,318,000.
What are key features of this property?
This property features: 8,400 SF industrial condominium consisting of Units F and G; M2 zoning supports the property's industrial classification; 16‑foot warehouse area with 14‑foot‑high truck doors
