Renovated Multi-Tenant Investment
For Sale
$3,999,950
17734 Sierra Hwy, Santa Clarita, CA 91351
94% occupied, renovated retail and office space for sale.
Property Size12,960 SF
Lot Size0.58 Acres
Price / SF$308.64
Days on Market164
Property Features for 17734 Sierra Hwy
General Information
Standard status
Active
Size
12,960 SF
Lot size
0.58 Acres
Property subtype
Commercial
Building Details
Building Size
12,960 SF
Year Built
1978
Listing Agency:
Realty Executives SCV
(661) 250-8670
Listed By:
Bob Loner · License #00648540
Source:
Elliman
Added: Mar 11
Changed: Aug 16
Last Checked: Aug 21 at 8:51AM
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 Realty Executives SCV
Investment Insights
Based on property information with market context.
This multi-tenant investment property features approximately 12,960 square feet, with 9,815 square feet of ground-level retail, service, and office storefronts, and 3,145 square feet of second-level office space. The ground floor comprises eight rentable suites ranging from 755 to 2,323 square feet, each with its own restroom and HVAC system. The second floor includes one 800-square-foot suite and another of 2,345 square feet, divisible, for a total of ten suites. Renovated and modernized in 2022, the property includes a new roof, HVAC systems, ADA restrooms, doors, windows, electrical and plumbing systems, exterior siding and décor, and an asphalt parking lot with ADA stalls and striping. The building has 180 feet of street frontage on Sierra Highway and features a new asphalt parking lot with 29 exclusive parking stalls, plus abundant street parking. The property, ideal for an owner/user, consists of three separate APNs and three separate legal lots.
Key Highlights
- High Occupancy Rate: 94% tenant occupancy provides immediate and consistent income.
- Recently Renovated: Entirely renovated and modernized in 2022, including new roof, HVACs, restrooms, and more.
- Prime Street Frontage: 180 feet of street frontage on a major thoroughfare (Sierra Hwy) offers excellent visibility.
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
$208,562
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
5.21%
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%
$4,171,240
$4.2M
Cap Rate 7%
$2,979,457
$3.0M
Cap Rate 9%
$2,317,356
$2.3M
Market Conditions
NOI Build-Up for 12,960 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
$311.0K $24.00/SF
− Vacancy
−$13.1K −$1.01/SF
EGI
$297.9K $22.99/SF
− OpEx
−$89.4K −$6.90/SF
NOI
$208.6K $16.09/SF
Area
Santa Clarita, CA
Vacancy
4.21%
Lease Rate
$24.00 /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%
$4,171,240
Cap Rate 7%
$2,979,457
Cap Rate 9%
$2,317,356
Alternative Uses
Best Use
Retail
$2.98M
$2.61M – $3.48M
NOI $208,562 @ 7.0% cap · market cap 5.21%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.25M
$2.84M – $3.79M
NOI $227,353 @ 7.0% cap · market cap 5.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
348
Businesses Nearby
2k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Hotels & Casinos 63%
Shops & Services 37%
Super 8 Santa Clarita/Valencia
Hotels & Casinos
1,359 visits/mo
0.2 miles
Caliber Collision
Shops & Services
801 visits/mo
0.3 miles
Demographics for 91351, CA
34,684
Population
10,641
Households
3.3
Avg Household Size
37
Median Age
25%
College-Educated
84%
High-School Grad
8.7 sq mi
ZIP Area
3,987
Density / Sq Mi
$112,888
Median Household Income
$48,698
Median Earnings
$2,272
Median Rent
$589,400
Median Home Value
Market
Vacancy Rate% for Retail 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?
Strip mall - 94% occupied, renovated retail and office space for sale.
Where is this strip mall located?
The property is located at 17734 Sierra Hwy Santa Clarita, CA.
What is the asking price?
The asking price for this property is $3,999,950.
What are key features of this property?
This property features: High Occupancy Rate: 94% tenant occupancy provides immediate and consistent income.; Recently Renovated: Entirely renovated and modernized in 2022, including new roof, HVACs, restrooms, and more.; Prime Street Frontage: **180 feet of street frontage on a major thoroughfare (Sierra Hwy) offers excellent visibility.**
