Industrial Condo Warehouse
For Sale
$1,225,000
D-12990 Branford St, Pacoima, CA 91331
Industrial condo warehouse with upgraded office area and a ground-level roll-up door, remodeled in 2023.
Property Size2,482 SF
Price / SF$493.55
Days on Market461
Property Features for D-12990 Branford St
General Information
Standard status
Active
Size
2,482 SF
Zoning
LAMR1
Warehouse & Industrial
Clear Height
15 ft
Drive-In Doors
1
Additional Details
Highway Access
Yes
Building Details
Year Renovated
2023
Tenancy
Multi
Listing Agency:
RE/MAX Gateway
(818) 472-0618
Listed By:
Jose Alonso · License #01936996
(818) 472-0618
Source:
Exprealty
Added: May 20, 2025
Changed: Aug 23
Last Checked: Aug 23 at 3:07AM
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 RE/MAX Gateway
Investment Insights
Based on property information with market context.
Industrial condo warehouse for sale with office buildout and warehouse space. Unit D includes 2,350–2,482 square feet of office space with a front desk lobby, waiting room, and one bathroom, plus remodeled improvements completed in January 2023 including new insulation, drywall, paint, flooring, and a newer HVAC. The property also features 2-phase electrical (200 AMPS) with capacity to upgrade to 3-phase 400 AMPS.
Access includes a front entrance leading to reception and office areas, and a backside ground-level roll-up door providing warehouse access up to a 13-foot height. Ceiling space is up to 15 feet, and the warehouse area is approximately 60 feet wide by 40 feet long.
The space is described as suitable for a variety of uses, including machine shop, storage, office, showroom, contractor’s warehouse, and limited manufacturing (tenant to verify). The property is zoned LAMR1 and is located in the San Fernando Valley, Pacoima area, near connections to the 5 freeway and other nearby major routes. CAM fee is approximately $350.
Access includes a front entrance leading to reception and office areas, and a backside ground-level roll-up door providing warehouse access up to a 13-foot height. Ceiling space is up to 15 feet, and the warehouse area is approximately 60 feet wide by 40 feet long.
The space is described as suitable for a variety of uses, including machine shop, storage, office, showroom, contractor’s warehouse, and limited manufacturing (tenant to verify). The property is zoned LAMR1 and is located in the San Fernando Valley, Pacoima area, near connections to the 5 freeway and other nearby major routes. CAM fee is approximately $350.
Key Highlights
- Industrial condo warehouse zoning code LAMR1 (Unit D) with upgraded office area and ground‑level 13‑ft roll‑up door
- Remodeled January 2023 with new insulation, drywall, paint, and flooring plus newer HVAC
- Office space includes 2,350‑2,482 SF, 1 bathroom, front desk lobby, and waiting room
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
$37,440
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
3.06%
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%
$748,800
$748.8K
Cap Rate 7%
$534,857
$534.9K
Cap Rate 9%
$416,000
$416.0K
Market Conditions
NOI Build-Up for 2,482 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
$47.1K $18.96/SF
− Vacancy
−$3.0K −$1.21/SF
EGI
$44.0K $17.75/SF
− OpEx
−$6.6K −$2.66/SF
NOI
$37.4K $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%
$748,800
Cap Rate 7%
$534,857
Cap Rate 9%
$416,000
Alternative Uses
Best Use
Warehouse
$534.9K
$468.0K – $624.0K
NOI $37,440 @ 7.0% cap · market cap 3.06%
Second Best
Industrial
$440.5K
$385.4K – $513.9K
NOI $30,833 @ 7.0% cap · market cap 2.52%
Theoretical Best
Multifamily LT 5
$50.28M
$44.00M – $58.66M
NOI $3,519,868 @ 7.0% cap · market cap 287.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
15 ft
Clear height
1
Drive-in doors
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
95
Businesses Nearby
Balanced
Demand for This Use
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - Industrial condo warehouse with upgraded office area and a ground-level roll-up door, remodeled in 2023.
Where is this flex space located?
The property is located at D-12990 Branford St Pacoima, CA.
What is the asking price?
The asking price for this property is $1,225,000.
What are key features of this property?
This property features: Industrial condo warehouse zoning code LAMR1 (Unit D) with upgraded office area and ground‑level 13‑ft roll‑up door; Remodeled January 2023 with new insulation, drywall, paint, and flooring plus newer HVAC; Office space includes 2,350‑2,482 SF, 1 bathroom, front desk lobby, and waiting room
