North Hollywood Commercial Building For
For Sale
$7,950,000
13311 Sherman Way, North Hollywood, CA 91605
21,784 SF industrial/commercial building on a 18,883 SF lot.
Property Size21,784 SF
Lot Size0.43 Acres
Price / SF$364.95
Days on Market170
Property Features for 13311 Sherman Way
General Information
Standard status
Active
Size
21,784 SF
Class
B
Lot size
0.43 Acres
Property subtype
Commercial Property
Building Details
Building Size
21,784 SF
Year Built
1953
Listing Agency:
Stevenson Real Estate Services
(818) 535-9833
Listed By:
Patrick Long · License #CalDRE #01831830
(818) 535-9833
Source:
Stevensonrealestate
Added: Mar 6
Changed: Aug 8
Last Checked: Aug 23 at 4:17AM
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 Stevenson Real Estate Services
Investment Insights
Based on property information with market context.
Located in North Hollywood, this commercial building offers approximately 21,784 square feet of space on an 18,883 square foot parcel. The property is zoned CM (commercial manufacturing), which allows for commercial and industrial uses. The building features approximately 9,000 square feet of improved and permitted restaurant/banquet hall space upstairs, complete with an elevator, commercial kitchen, bathrooms, and a reception area. A second-floor outdoor patio area is available for guests. The ground floor provides approximately 12,784 square feet of garage/warehouse space. The building is fully sprinklered and includes a secure, fenced parking lot. There is potential to expand the ground floor to accommodate office and media-related uses. The property is situated on a corner lot at Sherman Way and Fulton Avenue, with an estimated traffic count of 51,247 cars per day. It is located blocks from the Sherman Way on/off-ramps for the 170 and 405 freeways. Buyer to verify building square footage and current certificate of occupancy for restaurant, storage, and parking garage.
Key Highlights
- Prime corner lot location at Sherman Way and Fulton Avenue with high traffic count.
- CM‑zoned land allowing for diverse commercial/industrial uses.
- Approximately 21,784 square foot building with restaurant/banquet hall and garage/warehouse space.
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
$516,388
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
6.50%
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%
$10,327,760
$10.3M
Cap Rate 7%
$7,376,971
$7.4M
Cap Rate 9%
$5,737,644
$5.7M
Market Conditions
NOI Build-Up for 21,784 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
$737.2K $33.84/SF
− Vacancy
−$48.7K −$2.23/SF
EGI
$688.5K $31.61/SF
− OpEx
−$172.1K −$7.90/SF
NOI
$516.4K $23.70/SF
Area
Los Angeles County, CA
Vacancy
6.60%
Lease Rate
$33.84 /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%
$10,327,760
Cap Rate 7%
$7,376,971
Cap Rate 9%
$5,737,644
Alternative Uses
Best Use
Specialty Retail
$7.38M
$6.45M – $8.61M
NOI $516,388 @ 7.0% cap · market cap 6.50%
Second Best
Retail
$6.89M
$6.02M – $8.03M
NOI $481,962 @ 7.0% cap · market cap 6.06%
Theoretical Best
Office A
$11.66M
$10.21M – $13.61M
NOI $816,415 @ 7.0% cap · market cap 10.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,935
Businesses Nearby
Explore this area
Business Placement
Demographics for 91605, CA
54,341
Population
17,206
Households
3.2
Avg Household Size
36
Median Age
22%
College-Educated
71%
High-School Grad
5.4 sq mi
ZIP Area
10,063
Density / Sq Mi
$64,539
Median Household Income
$32,751
Median Earnings
$1,736
Median Rent
$729,900
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - 21,784 SF industrial/commercial building on a 18,883 SF lot.
Where is this mixed-use property located?
The property is located at 13311 Sherman Way North Hollywood, CA.
What is the asking price?
The asking price for this property is $7,950,000.
What are key features of this property?
This property features: Prime corner lot location at Sherman Way and Fulton Avenue with high traffic count.; CM‑zoned land allowing for diverse commercial/industrial uses.; Approximately 21,784 square foot building with restaurant/banquet hall and garage/warehouse space.
