Remodeled Flex Space with
For Sale
$1,225,000
12990 Branford Street D, Pacoima, CA 91331
Industrial condominium with renovated office improvements, warehouse capacity, and LAMR1 zoning for varied commercial operations.
Property Size2,482 SF
Price / SF$493.55
Days on Market44
Property Features for 12990 Branford Street D
General Information
Standard status
Active
Size
2,482 SF
Zoning
LAMR1
Warehouse & Industrial
Clear Height
15 ft
Warehouse Space
2,400 SF
Drive-In Doors
1
Power
200 amps
Three-Phase Power
No
Additional Details
Highway Access
Yes
Building Details
Year Renovated
2023
Listing Agency:
RE/MAX Gateway
(661) 702-4900
Listed By:
Jose Alonso · License #01936996
Source:
Realtyrightchoice
Added: Jul 20
Changed: Aug 31
Last Checked: Aug 31 at 5:21PM
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.
Unit D is an industrial condominium combining office space with a ground-level warehouse area. The property includes 2,350-2,482 sq.ft. of office space, one bathroom, a reception lobby, waiting room, front desk area, and a newer HVAC system. The warehouse provides a roll-up door reaching up to 13 feet, ceiling clearance up to 15 feet, and approximately 60 feet by 40 feet of open space.
Remodeling completed in January 2023 included insulation, drywall, paint, flooring, and electrical improvements. Existing service is 2 phase electrical at 200 AMPS, with capacity to upgrade to 3 phase 400 AMPS. The property is next to the on/off ramp of the 5 freeway and near the 170, 118, 405, and 210 freeways. Burbank Airport is 6 miles away. Potential uses identified for the space include a machine shop, storage, office, showroom, contractor’s warehouse, and limited manufacturing, subject to tenant verification.
Remodeling completed in January 2023 included insulation, drywall, paint, flooring, and electrical improvements. Existing service is 2 phase electrical at 200 AMPS, with capacity to upgrade to 3 phase 400 AMPS. The property is next to the on/off ramp of the 5 freeway and near the 170, 118, 405, and 210 freeways. Burbank Airport is 6 miles away. Potential uses identified for the space include a machine shop, storage, office, showroom, contractor’s warehouse, and limited manufacturing, subject to tenant verification.
Key Highlights
- 2,350‑2,482 sq.ft. of office space in Unit D
- Warehouse area approximately 60ft wide by 40ft long
- Ground‑level roll‑up door reaches up to 13ft
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
$58,913
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
4.81%
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%
$1,178,260
$1.2M
Cap Rate 7%
$841,614
$841.6K
Cap Rate 9%
$654,589
$654.6K
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
$96.5K $38.88/SF
− Vacancy
−$17.9K −$7.23/SF
EGI
$78.6K $31.65/SF
− OpEx
−$19.6K −$7.91/SF
NOI
$58.9K $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%
$1,178,260
Cap Rate 7%
$841,614
Cap Rate 9%
$654,589
Alternative Uses
Best Use
Office B
$841.6K
$736.4K – $981.9K
NOI $58,913 @ 7.0% cap · market cap 4.81%
Second Best
Warehouse
$534.9K
$468.0K – $624.0K
NOI $37,440 @ 7.0% cap · market cap 3.06%
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
Property Profile
Current Use
Lease Details
15 ft
Clear height
1
Drive-in doors
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
463
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 Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Industrial condominium with renovated office improvements, warehouse capacity, and LAMR1 zoning for varied commercial operations.
Where is this flex space located?
The property is located at 12990 Branford Street D 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: 2,350‑2,482 sq.ft. of office space in Unit D; Warehouse area approximately 60ft wide by 40ft long; Ground‑level roll‑up door reaches up to 13ft
