Office and Medical
For Sale
$3,100,000
12610 Glenoaks Blvd., Sylmar, CA 91342
Owner-user opportunity with efficient office floor plans and on-site parking at a busy signalized intersection.
Property Size9,786 SF
Days on Market83
Property Features for 12610 Glenoaks Blvd.
General Information
Standard status
Active
Size
9,786 SF
Class
B
Property subtype
Multi Tenant Office
Site & Location
Highway Access
Yes
Road Access
Yes
Amenities
on-site parking
exterior signage
natural light
walking distance to public transportation
Building Details
Building Size
9,786 SF
Listing Agency:
NAI Capital Commercial, Inc
Listed By:
Matt Ehrlich · License #01936772
(818) 933-2364
Source:
Thebrokerlist
Added: Jun 16
Changed: Aug 23
Last Checked: Sep 5 at 3:42AM
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 Commercial, Inc
Investment Insights
Based on property information with market context.
This office and medical building offers an efficient floor plan with lots of natural light and available exterior signage. The property includes on-site parking and is positioned to support both owner occupancy and income from existing tenants, including short-term lease tenants.
Located near the 5, 405, 210, and 118 freeways and at a busy signalized intersection on Glenoaks and Hubbard, the building benefits from heavy pedestrian and automobile traffic. It is within walking distance to public transportation and is nearby to the LA/San Fernando Superior Courthouse.
Surrounding businesses include Olive View-UCLA Medical Center, Wells Fargo, Bank of America, Chase Bank, CVS, Walgreens, The Habit Burger Grill, Starbucks, IHOP, Chipotle, and El Super, providing a dense mix of retail, dining, banking, and medical uses nearby.
Located near the 5, 405, 210, and 118 freeways and at a busy signalized intersection on Glenoaks and Hubbard, the building benefits from heavy pedestrian and automobile traffic. It is within walking distance to public transportation and is nearby to the LA/San Fernando Superior Courthouse.
Surrounding businesses include Olive View-UCLA Medical Center, Wells Fargo, Bank of America, Chase Bank, CVS, Walgreens, The Habit Burger Grill, Starbucks, IHOP, Chipotle, and El Super, providing a dense mix of retail, dining, banking, and medical uses nearby.
Key Highlights
- Income of $10,600 per month with additional available space of 5,000 SF for an owner‑user
- Busy signalized intersection with excellent visibility on Glenoaks and Hubbard and heavy pedestrian/auto traffic
- Walking distance to public transportation and minutes from multiple airports (Whiteman, Van Nuys, Burbank, Santa Monica, LAX)
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
$232,283
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
7.49%
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%
$4,645,660
$4.6M
Cap Rate 7%
$3,318,329
$3.3M
Cap Rate 9%
$2,580,922
$2.6M
Market Conditions
NOI Build-Up for 9,786 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
$380.5K $38.88/SF
− Vacancy
−$70.8K −$7.23/SF
EGI
$309.7K $31.65/SF
− OpEx
−$77.4K −$7.91/SF
NOI
$232.3K $23.74/SF
Area
Los Angeles, CA
Vacancy
18.60%
Lease Rate
$38.88 /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%
$4,645,660
Cap Rate 7%
$3,318,329
Cap Rate 9%
$2,580,922
Alternative Uses
Best Use
Office B
$3.32M
$2.90M – $3.87M
NOI $232,283 @ 7.0% cap · market cap 7.49%
Second Best
Healthcare Medical
$2.59M
$2.27M – $3.03M
NOI $181,503 @ 7.0% cap · market cap 5.85%
Theoretical Best
Multifamily LT 5
$198.26M
$173.48M – $231.30M
NOI $13,878,094 @ 7.0% cap · market cap 447.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
8
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 Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Owner-user opportunity with efficient office floor plans and on-site parking at a busy signalized intersection.
Where is this office units located?
The property is located at 12610 Glenoaks Blvd. Sylmar, CA.
What is the asking price?
The asking price for this property is $3,100,000.
What are key features of this property?
This property features: Income of $10,600 per month with additional available space of 5,000 SF for an owner‑user; Busy signalized intersection with excellent visibility on Glenoaks and Hubbard and heavy pedestrian/auto traffic; Walking distance to public transportation and minutes from multiple airports (Whiteman, Van Nuys, Burbank, Santa Monica, LAX)
