Mixed-Use Income Property with
For Sale
$925,000
8760 Amigo, Northridge, CA 91324
Multiple industrial retail units with front and rear entrances and shared parking, plus a second-floor one-bedroom apartment.
Property Size4,300 SF
Days on Market115
Property Features for 8760 Amigo
General Information
Standard status
Active
Size
4,300 SF
Property subtype
Commercial
Additional Details
Multifamily Units
1
Building Details
Building Size
4,300 SF
Year Built
1966
Stories
2
Tenancy
Multi
Listing Agency:
Rodeo Realty
(818) 657-4609
Listed By:
David Friedman · License #867551
(818) 657-4609
Source:
Elliman
Added: May 10
Changed: Aug 22
Last Checked: Aug 30 at 10:20PM
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 Rodeo Realty
Investment Insights
Based on property information with market context.
This income-producing mixed-use property includes multiple industrial retail units and one second-floor residential apartment. Each commercial unit is designed for flexible use and includes front and rear entrances, private half bathrooms, and durable concrete flooring to support a range of light industrial, service, automotive, and retail operations. The commercial units are currently fully occupied, providing immediate income.
The property provides rear alley access with shared parking, supporting convenient tenant access, deliveries, and day-to-day operations. In addition to the commercial space, the second-floor one-bedroom apartment offers an additional source of rental income.
With multiple individually configured units and on-site residential income, the property offers a versatile mix of commercial and residential space in a single package. Prospective buyers should verify zoning and permitted uses for their intended operation.
The property provides rear alley access with shared parking, supporting convenient tenant access, deliveries, and day-to-day operations. In addition to the commercial space, the second-floor one-bedroom apartment offers an additional source of rental income.
With multiple individually configured units and on-site residential income, the property offers a versatile mix of commercial and residential space in a single package. Prospective buyers should verify zoning and permitted uses for their intended operation.
Key Highlights
- 1966 mixed‑use property with multiple industrial retail units and one second‑floor 1‑bedroom apartment
- Commercial units feature front and rear entrances, private half bathrooms, and durable concrete flooring
- Flexible commercial layouts support light industrial, service, automotive, and retail uses
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
$53,417
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
5.77%
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%
$1,068,340
$1.1M
Cap Rate 7%
$763,100
$763.1K
Cap Rate 9%
$593,522
$593.5K
Market Conditions
NOI Build-Up for 4,300 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
$81.5K $18.96/SF
− Vacancy
−$5.2K −$1.21/SF
EGI
$76.3K $17.75/SF
− OpEx
−$22.9K −$5.32/SF
NOI
$53.4K $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%
$1,068,340
Cap Rate 7%
$763,100
Cap Rate 9%
$593,522
Alternative Uses
Best Use
Apartment 5plus
$76.02M
$66.52M – $88.69M
NOI $5,321,482 @ 7.0% cap · market cap 575.30%
Second Best
Retail
$1.43M
$1.25M – $1.66M
NOI $99,791 @ 7.0% cap · market cap 10.79%
Theoretical Best
Multifamily LT 5
$87.12M
$76.23M – $101.63M
NOI $6,098,079 @ 7.0% cap · market cap 659.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,680
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 91324, CA
29,500
Population
11,408
Households
2.6
Avg Household Size
39
Median Age
38%
College-Educated
86%
High-School Grad
4.3 sq mi
ZIP Area
6,860
Density / Sq Mi
$99,834
Median Household Income
$46,513
Median Earnings
$2,286
Median Rent
$869,200
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?
Flex space - Multiple industrial retail units with front and rear entrances and shared parking, plus a second-floor one-bedroom apartment.
Where is this flex space located?
The property is located at 8760 Amigo Northridge, CA.
What is the asking price?
The asking price for this property is $925,000.
What are key features of this property?
This property features: 1966 mixed‑use property with multiple industrial retail units and one second‑floor 1‑bedroom apartment; Commercial units feature front and rear entrances, private half bathrooms, and durable concrete flooring; Flexible commercial layouts support light industrial, service, automotive, and retail uses
