Pacoima Industrial Condo
For Sale
$1,170,900
12990 Branford St, Los Angeles, CA 91331
Industrial condo warehouse with office space in prime location.
Property Size2,350 SF
Lot Size5.16 Acres
Days on Market256
Property Features for 12990 Branford St
General Information
Standard status
Active
Size
2,350 SF
Lot size
5.16 Acres
Property subtype
Industrial
Building Details
Building Size
2,350 SF
Year Built
1971
Listing Agency:
(661) 702-4900
Listed By:
Jose Alonso
Source:
Elliman
Added: Nov 27, 2025
Changed: Aug 8
Last Checked: Aug 8 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 Jose Alonso
Investment Insights
Based on property information with market context.
This industrial condo warehouse, located in the Pacoima area of the San Fernando Valley, offers 2,350 to 2,482 square feet of space. The unit, remodeled in January 2023, features new insulation, drywall, paint, flooring, and a newer HVAC system. The electrical system is 2-phase with 200 AMPS and the capacity to upgrade to 3-phase with 400 AMPS. The layout includes office space, a bathroom, and a front desk lobby. The front entrance leads to a reception area, waiting room, and bathroom. The warehouse area, measuring approximately 60 feet wide by 40 feet long, has a ground-level roll-up door up to 13 feet high and ceiling space up to 15 feet. Potential uses include a machine shop, storage, office, showroom, or contractor's warehouse, with limited manufacturing possible. The property is situated in a prime industrial location, near Sun Valley and North Hollywood, and offers convenient access to the 5 freeway on/off ramp, as well as proximity to the 170, 118, 405, and 210 freeways. It is also located 6 miles from Burbank Airport. The CAM fee is approximately $350.
Key Highlights
- Remodeled in January 2023 with new insulation, drywall, paint, flooring, and newer HVAC.
- 2,350‑2,482 sq.ft. industrial condo warehouse featuring office space, bathroom, and front desk lobby.**
- Prime industrial location in Pacoima, San Fernando Valley, next to the 5 freeway on/off ramp and near other major freeways and Burbank Airport.
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
$35,449
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
3.03%
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%
$708,980
$709.0K
Cap Rate 7%
$506,414
$506.4K
Cap Rate 9%
$393,878
$393.9K
Market Conditions
NOI Build-Up for 2,350 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
$44.6K $18.96/SF
− Vacancy
−$2.9K −$1.21/SF
EGI
$41.7K $17.75/SF
− OpEx
−$6.3K −$2.66/SF
NOI
$35.4K $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%
$708,980
Cap Rate 7%
$506,414
Cap Rate 9%
$393,878
Alternative Uses
Best Use
Warehouse
$506.4K
$443.1K – $590.8K
NOI $35,449 @ 7.0% cap · market cap 3.03%
Second Best
Industrial
$417.0K
$364.9K – $486.6K
NOI $29,193 @ 7.0% cap · market cap 2.49%
Theoretical Best
Multifamily LT 5
$47.61M
$41.66M – $55.54M
NOI $3,332,671 @ 7.0% cap · market cap 284.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
476
Businesses Nearby
Under-served
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 Los Angeles, CA
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Warehouse - Industrial condo warehouse with office space in prime location.
Where is this warehouse located?
The property is located at 12990 Branford St Los Angeles, CA.
What is the asking price?
The asking price for this property is $1,170,900.
What are key features of this property?
This property features: Remodeled in January 2023 with new insulation, drywall, paint, flooring, and newer HVAC.; 2,350‑2,482 sq.ft. industrial condo warehouse featuring office space, bathroom, and front desk lobby.**; Prime industrial location in Pacoima, San Fernando Valley, next to the 5 freeway on/off ramp and near other major freeways and Burbank Airport.
