Two-Story Office
For Sale
$729,900
8041 Foothill Blvd, Sunland, CA 91040
Vacant professional office property with refreshed interiors, private offices, open work areas, and on-site parking.
Property Size2,225 SF
Price / SF$328.04
Days on Market778
Property Features for 8041 Foothill Blvd
General Information
Standard status
Active
Size
2,225 SF
Total Parking Spaces
4
Zoning
LAC2
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Office Units
2
Building Details
Year Built
1986
Buildings
1
Stories
2
Building Size
2,225 SF
Tenancy
Multi
Owner Occupied
No
Listing Agency:
BERKSHIRE HATHAWAY Crest R.E.
(818) 370-8809
Listed By:
Sally Hall · License #00921458
(818) 370-8809
Source:
Exprealty
Added: Jul 15, 2024
Changed: Aug 30
Last Checked: Aug 30 at 2:30PM
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 BERKSHIRE HATHAWAY Crest R.E.
Investment Insights
Based on property information with market context.
This two-story professional office building contains 2,225 square feet and is arranged as two separate suites. Suite A on the ground level offers an open work area, two private offices, and a restroom. Suite B includes a reception area, open workspace, four individual offices, and a restroom with shower. The property was built in 1986, has been freshly painted, and features new flooring throughout. It will be delivered vacant for immediate occupancy.
The building is located at 8041 Foothill Blvd in Sunland, with approximately seven miles to Burbank Airport and convenient access to major freeways. Downtown, Pasadena, Glendale, NoHo, and Hollywood are each described as being within minutes. The property is zoned LAC2 and includes four on-site parking spaces.
The building is located at 8041 Foothill Blvd in Sunland, with approximately seven miles to Burbank Airport and convenient access to major freeways. Downtown, Pasadena, Glendale, NoHo, and Hollywood are each described as being within minutes. The property is zoned LAC2 and includes four on-site parking spaces.
Key Highlights
- 2,225‑square‑foot two‑story office building built in 1986
- Two separate suites with open work areas and private offices
- Suite B includes reception area, four offices, and restroom with shower
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
$52,813
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
7.24%
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%
$1,056,260
$1.1M
Cap Rate 7%
$754,471
$754.5K
Cap Rate 9%
$586,811
$586.8K
Market Conditions
NOI Build-Up for 2,225 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
$86.5K $38.88/SF
− Vacancy
−$16.1K −$7.23/SF
EGI
$70.4K $31.65/SF
− OpEx
−$17.6K −$7.91/SF
NOI
$52.8K $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%
$1,056,260
Cap Rate 7%
$754,471
Cap Rate 9%
$586,811
Alternative Uses
Best Use
Office B
$754.5K
$660.2K – $880.2K
NOI $52,813 @ 7.0% cap · market cap 7.24%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$45.08M
$39.44M – $52.59M
NOI $3,155,401 @ 7.0% cap · market cap 432.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Office units
Multi-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
170
Businesses Nearby
Explore this area
Business Placement
Demographics for 91040, CA
21,588
Population
8,237
Households
2.6
Avg Household Size
46
Median Age
31%
College-Educated
87%
High-School Grad
8.3 sq mi
ZIP Area
2,601
Density / Sq Mi
$104,719
Median Household Income
$50,809
Median Earnings
$1,820
Median Rent
$787,000
Median Home Value
Market
Vacancy Rate% for Office 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?
Office building - Vacant professional office property with refreshed interiors, private offices, open work areas, and on-site parking.
Where is this office building located?
The property is located at 8041 Foothill Blvd Sunland, CA.
What is the asking price?
The asking price for this property is $729,900.
What are key features of this property?
This property features: 2,225‑square‑foot two‑story office building built in 1986; Two separate suites with open work areas and private offices; Suite B includes reception area, four offices, and restroom with shower
