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    13545-13557 Van Nuys Blvd. Pacoima, CA 91331

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    For Sale
    $7,500,000

    Retail/office center with value-add potential in Pacoima, CA.

    Type:Retail
    Property size:
    30,300 SF
    Added:
    Nov 21, 2025
    Days on Market:
    133
    Last Refresh:
    Apr 2 at 12:20 am

    Property Features for 13545-13557 Van Nuys Blvd.

    General Information

    Standard status
    Active
    Size
    30,300 SF
    Property subtype
    Retail

    Building Details

    Year Built
    1992

    We can help!

    Listing Contact
    Michael Chang

    Listing agent Michael Chang License #CalDRE #01880895

    Listing office

    Listing date Nov 21, 2025

    Source Svn

    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 Michael Chang

    Overview

    Pacoima Retail/Office Value-Add Opportunity

    Located on Van Nuys Boulevard in Pacoima, the Pacoima Skills Center operates primarily as a class B retail property with permitted office use due to C2 zoning. The center spans over 1.15 acres and provides approximately 100 surface parking spaces, a ratio of 3.3 per 1000 square feet. The property includes 30,300 square feet of building area divided between two two-story structures. Currently operating at 75% occupancy, the primary tenant is the Los Angeles County Probation Office, with The Chrysalis Center, a non-profit organization, as the second-largest tenant. The property is well-maintained, with minor exterior deferred maintenance. This investment property presents a value-add opportunity to lease up vacancies and increase rental rates to market levels. Pacoima, the oldest neighborhood in the northern San Fernando Valley, is bordered by Mission Hills, Arleta, Sun Valley, Lake View Terrace, and the city of San Fernando. The property is near the 5, 118, 210, 405, and 170 highways, providing access to Los Angeles County. With approximately 200 feet of frontage on Van Nuys Boulevard, it is centrally located in the city's downtown district near Pacoima's city hall and public library. The property may be suitable for an owner/user, with possible SBA financing available.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Shopping centers

    Suggested Use

    Law Firm Restaurant Real Estate Agency Spa & Massage Center Dental Office Hair Salon Nail Salon Food Market Grocery & Convenience Store Skin Care Clinic

    Zoning and permitted uses should be independently verified with local authorities.

    Similar Places Nearby

    • California DMV Now Kiosk — 10455 Laurel Canyon Blvd, Pacoima, CA 91331
    • Coin Cloud Bitcoin ATM — 10455 Laurel Canyon Blvd, Los Angeles, CA 91331
    • Coin Time Bitcoin ATM — 14015 Van Nuys Blvd A, Arleta, CA 91331

    Location Insight

    • Map
    • Local Demand
    City
    Pacoima
    County
    Los Angeles
    State
    California
    Longitude
    -118.428
    Latitude
    34.2617

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    FAQs

    What type of property is this?
    Shopping center - Retail/office center with value-add potential in Pacoima, CA.
    Where is this shopping center located?
    The property is located at 13545-13557 Van Nuys Blvd. Pacoima, CA.
    What is the asking price?
    The asking price for this property is $7,500,000.
    What are key features of this property?
    This property features: Value‑add opportunity with **20% vacancy lease‑up potential and 26% rental upside.**; Major credit tenant: Los Angeles County Probation Office.; Located on **highly trafficked Van Nuys Boulevard with approximately 200 feet of frontage.**
    (310) 903-4967
    We can help!
    Listing Contact
    Michael Chang
    Real Estate License ID: CalDRE #01880895
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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