Six-Story Mixed-Use Office
For Sale
$19,999,000
15720 Ventura Boulevard, Los Angeles, CA 91436
Multi-tenant commercial property with ground-floor retail, medical-office occupancy, and structured plus surface parking.
Property Size85,650 SF
Price / SF$233.50
Days on Market11
Property Features for 15720 Ventura Boulevard
General Information
Standard status
Active
Size
85,650 SF
Property subtype
General Commercial
Zoning
C4 and R3
Occupancy
78%
Additional Details
Highway Access
Yes
Office Units
122
Amenities
231 Parking Spaces.
Building Details
Year Built
1964
Buildings
1
Stories
6
Tenancy
Multi
Listing Agency:
David Ballin Kaufman
(310) 877-8600
Listed By:
David Ballin Kaufman · License #01217537
Source:
Xome
Added: Aug 6
Changed: Aug 15
Last Checked: Aug 15 at 4:35AM
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 David Ballin Kaufman
Investment Insights
Based on property information with market context.
This six-story mixed-use property combines office and ground-floor retail space in a multi-tenant building constructed in 1964. The 85,650-square-foot asset contains 122 tenant spaces, with medical-office services comprising the primary occupancy and retail uses concentrated at street level. Twenty suites are currently vacant, totaling 17,937 sq. ft. and representing 22.5% of rentable space.
Parking includes a two-story structure and a separate open lot, with 231 spaces overall. Other income sources include billboard, cell tower, and parking revenue. The property is zoned C4 and R3 and falls within the Ventura / Cahuenga Boulevard Corridor Specific Plan in the City of Los Angeles. Its Encino setting provides access to the 101 and 405 freeways and places the property near Tarzana Medical Center, within an established medical-office, retail, and service-provider corridor.
Parking includes a two-story structure and a separate open lot, with 231 spaces overall. Other income sources include billboard, cell tower, and parking revenue. The property is zoned C4 and R3 and falls within the Ventura / Cahuenga Boulevard Corridor Specific Plan in the City of Los Angeles. Its Encino setting provides access to the 101 and 405 freeways and places the property near Tarzana Medical Center, within an established medical-office, retail, and service-provider corridor.
Key Highlights
- 85,650‑square‑foot mixed‑use building with office and ground‑floor retail space
- Six‑story building constructed in 1964
- 122 tenant spaces, including 20 vacant suites totaling 17,937 sq. ft.
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
$1,734,413
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
8.67%
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%
$34,688,260
$34.7M
Cap Rate 7%
$24,777,329
$24.8M
Cap Rate 9%
$19,271,256
$19.3M
Market Conditions
NOI Build-Up for 85,650 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
$3.08M $36.00/SF
− Vacancy
−$308.3K −$3.60/SF
EGI
$2.78M $32.40/SF
− OpEx
−$1.04M −$12.15/SF
NOI
$1.73M $20.25/SF
Area
Los Angeles, CA
Vacancy
10.00%
Lease Rate
$36.00 /SF/Yr
Expense Ratio
37.50%
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%
$34,688,260
Cap Rate 7%
$24,777,329
Cap Rate 9%
$19,271,256
Alternative Uses
Best Use
Office B
$29.04M
$25.41M – $33.88M
NOI $2,033,009 @ 7.0% cap · market cap 10.17%
Second Best
Retail
$28.40M
$24.85M – $33.13M
NOI $1,987,695 @ 7.0% cap · market cap 9.94%
Theoretical Best
Multifamily LT 5
$1,735.22M
$1,518.32M – $2,024.42M
NOI $121,465,230 @ 7.0% cap · market cap 607.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
122
Office units
77.5%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
4,756
Businesses Nearby
Explore this area
Business Placement
Demographics for 91436, CA
15,189
Population
6,288
Households
2.4
Avg Household Size
46
Median Age
71%
College-Educated
95%
High-School Grad
5.2 sq mi
ZIP Area
2,921
Density / Sq Mi
$174,803
Median Household Income
$87,821
Median Earnings
$2,813
Median Rent
$1,894,600
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Multi-tenant commercial property with ground-floor retail, medical-office occupancy, and structured plus surface parking.
Where is this mixed-use property located?
The property is located at 15720 Ventura Boulevard Los Angeles, CA.
What is the asking price?
The asking price for this property is $19,999,000.
What are key features of this property?
This property features: 85,650‑square‑foot mixed‑use building with office and ground‑floor retail space; Six‑story building constructed in 1964; 122 tenant spaces, including 20 vacant suites totaling 17,937 sq. ft.
