Sylmar Restaurant
For Sale
$3,500,000
Pending
13076 Glenoaks, Sylmar, CA 91342
Restaurant opportunity at the corner of Polk and Glenoaks.
Property Size3,651 SF
Days on Market282
Property Features for 13076 Glenoaks
General Information
Standard status
Pending
Size
3,651 SF
Amenities
Central Air
Central
Building Details
Building Size
3,651 SF
Year Built
2013
Stories
1
Listing Agency:
(323) 788-0297
Listed By:
Luis Rodriguez
(323) 788-0297
Source:
Evrealestate
Added: Nov 22, 2025
Changed: Aug 24
Last Checked: Aug 30 at 3:48PM
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 Luis Rodriguez
Investment Insights
Based on property information with market context.
Located at the corner of Polk and Glenoaks, this property currently houses the Maria de mis Amores Restaurant. The property is located in Sylmar, Los Angeles County.
Key Highlights
- Central air conditioning for year‑round comfort.
- Central heating.
- Built in 2013.
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
$98,878
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
2.83%
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%
$1,977,560
$2.0M
Cap Rate 7%
$1,412,543
$1.4M
Cap Rate 9%
$1,098,644
$1.1M
Market Conditions
NOI Build-Up for 3,651 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
$134.9K $36.96/SF
− Vacancy
−$3.1K −$0.85/SF
EGI
$131.8K $36.11/SF
− OpEx
−$33.0K −$9.03/SF
NOI
$98.9K $27.08/SF
Area
Los Angeles, CA
Vacancy
2.30%
Lease Rate
$36.96 /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%
$1,977,560
Cap Rate 7%
$1,412,543
Cap Rate 9%
$1,098,644
Alternative Uses
Best Use
Specialty Retail
$1.41M
$1.24M – $1.65M
NOI $98,878 @ 7.0% cap · market cap 2.83%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$73.97M
$64.72M – $86.29M
NOI $5,177,695 @ 7.0% cap · market cap 147.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
8
Businesses Nearby
Under-served
Demand for This Use
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 Retail 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?
Conventional restaurant - Restaurant opportunity at the corner of Polk and Glenoaks.
Where is this conventional restaurant located?
The property is located at 13076 Glenoaks Sylmar, CA.
What is the asking price?
The asking price for this property is $3,500,000.
What are key features of this property?
This property features: Central air conditioning for year‑round comfort.; Central heating.; Built in 2013.
