Fully Occupied Sylmar Shopping
For Sale
$3,500,000
13185 Gladstone, Los Angeles, CA 91342
Prime investment: fully occupied shopping center in Sylmar.
Property Size5,000 SF
Lot Size0.31 Acres
Price / SF$700
Days on Market102
Property Features for 13185 Gladstone
General Information
Standard status
Active
Size
5,000 SF
Lot size
0.31 Acres
Property subtype
Commercial
Building Details
Building Size
5,000 SF
Year Built
1982
Listing Agency:
JohnHart Real Estate
(818) 640-0208
Listed By:
Syuzanna Hakobyan · License #02126702
Source:
Elliman
Added: May 19
Changed: Aug 24
Last Checked: Aug 26 at 10:05AM
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 JohnHart Real Estate
Investment Insights
Based on property information with market context.
This is an investment opportunity to acquire a fully occupied neighborhood shopping center in Sylmar. Constructed in 1982, the one-story retail center is comprised of five established tenants. The property consists of approximately 5,000 square feet situated on a 13,389 square foot lot (0.31 acres) with LAC4 zoning. The property has been maintained to support multiple tenant uses and benefits from consistent day-to-day consumer activity generated by both the tenant mix and surrounding neighboring businesses. The property features 13 on-site parking spaces, functional ingress/egress, and an efficient layout that accommodates a variety of retail and commercial uses. It is strategically positioned in a high-visibility corridor with convenient access to major streets and freeways, benefiting from strong local traffic, accessibility, and continued tenant demand. The center is surrounded by dense residential neighborhoods and complementary retail and service-oriented businesses that help support long-term occupancy stability. The location has a walk score of 57, indicating it is somewhat walkable, a transit score of 40, indicating some transit options, and a bike score of 17, indicating it is somewhat bikeable.
Key Highlights
- Fully occupied shopping center providing immediate cash flow and a diversified income stream.
- Strategically positioned in a high‑visibility corridor with strong local traffic and convenient access to major streets and freeways.
- Favorable LAC4 zoning offering strong long‑term investment potential and flexibility.
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
$116,036
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
3.32%
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%
$2,320,720
$2.3M
Cap Rate 7%
$1,657,657
$1.7M
Cap Rate 9%
$1,289,289
$1.3M
Market Conditions
NOI Build-Up for 5,000 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
$184.8K $36.96/SF
− Vacancy
−$19.0K −$3.81/SF
EGI
$165.8K $33.15/SF
− OpEx
−$49.7K −$9.95/SF
NOI
$116.0K $23.21/SF
Area
Los Angeles, CA
Vacancy
10.30%
Lease Rate
$36.96 /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%
$2,320,720
Cap Rate 7%
$1,657,657
Cap Rate 9%
$1,289,289
Alternative Uses
Best Use
Retail
$1.66M
$1.45M – $1.93M
NOI $116,036 @ 7.0% cap · market cap 3.32%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$101.30M
$88.63M – $118.18M
NOI $7,090,790 @ 7.0% cap · market cap 202.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
658
Businesses Nearby
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 Los Angeles, CA
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Shopping center - Prime investment: fully occupied shopping center in Sylmar.
Where is this shopping center located?
The property is located at 13185 Gladstone Los Angeles, 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: Fully occupied shopping center providing immediate cash flow and a diversified income stream.; Strategically positioned in a high‑visibility corridor with strong local traffic and convenient access to major streets and freeways.; Favorable LAC4 zoning offering strong long‑term investment potential and flexibility.
