Streetfront Retail
For Sale
Contact for pricing
13449 Van Nuys Blvd, Los Angeles, CA 91331
Commercial storefront on Van Nuys Boulevard with LAC2 zoning and access to major regional freeways.
Property Size2,120 SF
Price / SF$778.30
Days on Market138
Property Features for 13449 Van Nuys Blvd
General Information
Standard status
Active
Size
2,120 SF
Property subtype
Retail
Zoning
LAC2
Additional Details
Highway Access
Yes
Building Details
Year Built
1949
Year Renovated
2022
Buildings
1
Stories
1
Listing Agency:
IKON Properties
(818) 246-1099
Listed By:
Blas Fernandez · License #CA 02012036
Source:
Crexi
Added: Apr 15
Changed: Aug 29
Last Checked: Aug 29 at 9:20PM
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 IKON Properties
Investment Insights
Based on property information with market context.
This 2,120-square-foot storefront property was built in 1949 and is positioned along Van Nuys Boulevard in the Pacoima submarket of the San Fernando Valley. The asset carries LAC2 zoning, with potential retail, office, showroom, or service-oriented applications subject to zoning requirements and city approval.
The property is located within an established commercial setting that includes local businesses, national retailers, and surrounding residential neighborhoods. Regional connectivity is provided by nearby access to the 5, 118, and 210 freeways, linking the site with the San Fernando Valley and greater Los Angeles area. The Van Nuys Boulevard address places the property along an active commercial corridor with existing retail activity and street exposure.
The property is located within an established commercial setting that includes local businesses, national retailers, and surrounding residential neighborhoods. Regional connectivity is provided by nearby access to the 5, 118, and 210 freeways, linking the site with the San Fernando Valley and greater Los Angeles area. The Van Nuys Boulevard address places the property along an active commercial corridor with existing retail activity and street exposure.
Key Highlights
- 2,120 SF storefront property
- LAC2 zoning designation
- Built in 1949
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
$49,199
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
2.98%
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%
$983,980
$984.0K
Cap Rate 7%
$702,843
$702.8K
Cap Rate 9%
$546,656
$546.7K
Market Conditions
NOI Build-Up for 2,120 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
$78.4K $36.96/SF
− Vacancy
−$8.1K −$3.81/SF
EGI
$70.3K $33.15/SF
− OpEx
−$21.1K −$9.95/SF
NOI
$49.2K $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%
$983,980
Cap Rate 7%
$702,843
Cap Rate 9%
$546,656
Alternative Uses
Best Use
Retail
$702.8K
$615.0K – $820.0K
NOI $49,199 @ 7.0% cap · market cap 2.98%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$42.95M
$37.58M – $50.11M
NOI $3,006,495 @ 7.0% cap · market cap 182.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,041
Businesses Nearby
54k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 80%
Dining 18%
Electronics 2%
Superior Grocers
Groceries
42,801 visits/mo
0.5 miles
Popeyes Louisiana Kitchen
Dining
9,727 visits/mo
0.4 miles
Boost Mobile
Electronics
1,092 visits/mo
0.4 miles
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 Retail in Los Angeles, CA
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - Commercial storefront on Van Nuys Boulevard with LAC2 zoning and access to major regional freeways.
Where is this storefront property located?
The property is located at 13449 Van Nuys Blvd Los Angeles, CA.
What is the asking price?
The asking price for this property is $1,650,000.
What are key features of this property?
This property features: 2,120 SF storefront property; LAC2 zoning designation; Built in 1949
