Rebuildable Estate Land
For Sale
$1,100,000
21135 Saddle Peak RD, Topanga, CA 90290
Large estate parcel in Topanga with retained foundation portions, plus pool, tennis court, and a detached structure for creative use.
Property Size3,149 SF
Lot Size2.30 Acres
Price / SF$349.32
Days on Market95
Property Features for 21135 Saddle Peak RD
General Information
Standard status
Active
Size
3,149 SF
Lot size
2.30 Acres
Property subtype
Lots/Land
Listing Agency:
Rodeo Realty
(818) 625-6369
Listed By:
Oren Barkan · License #01373189
(818) 625-6369
Source:
Exitrealty
Added: May 8
Changed: Aug 8
Last Checked: Jun 30 at 8:01PM
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 Rodeo Realty
Investment Insights
Based on property information with market context.
This rebuildable estate land parcel in Topanga offers a blank canvas for a new build. A former 3,149-square-foot residence was lost in the Palisades Fire, and the property now includes portions of the original foundation, along with an existing pool and tennis court. A detached structure is also on site, suited for a future office, studio, or other creative space. The parcel is set on over 100,000 square feet of land.
Perched atop the hills, the site is positioned for expansive panoramic views. The horizon to the west includes the outline of Catalina Island, while the eastward view reaches the Los Angeles skyline in the distance. The setting is described as quiet and private, with a sense of seclusion while still remaining connected to the city.
For tenants, buyers, or operators looking for a flexible site to develop a main residence and support space, the existing detached structure plus outdoor amenities provide a practical starting point. The retained foundation portions may support construction planning, while the pool and tennis court can be evaluated for reuse as part of the overall property design.
Perched atop the hills, the site is positioned for expansive panoramic views. The horizon to the west includes the outline of Catalina Island, while the eastward view reaches the Los Angeles skyline in the distance. The setting is described as quiet and private, with a sense of seclusion while still remaining connected to the city.
For tenants, buyers, or operators looking for a flexible site to develop a main residence and support space, the existing detached structure plus outdoor amenities provide a practical starting point. The retained foundation portions may support construction planning, while the pool and tennis court can be evaluated for reuse as part of the overall property design.
Key Highlights
- Large Topanga estate parcel over 100,000 SF with retained portions of the original foundation
- Existing pool on the property
- Existing tennis court on‑site
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
$68,835
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
6.26%
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%
$1,376,700
$1.4M
Cap Rate 7%
$983,357
$983.4K
Cap Rate 9%
$764,833
$764.8K
Market Conditions
NOI Build-Up for 3,149 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
$120.9K $38.40/SF
− Vacancy
−$29.1K −$9.25/SF
EGI
$91.8K $29.15/SF
− OpEx
−$22.9K −$7.29/SF
NOI
$68.8K $21.86/SF
Area
Los Angeles County, CA
Vacancy
24.10%
Lease Rate
$38.40 /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%
$1,376,700
Cap Rate 7%
$983,357
Cap Rate 9%
$764,833
Alternative Uses
Best Use
Office B
$983.4K
$860.4K – $1.15M
NOI $68,835 @ 7.0% cap · market cap 6.26%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.69M
$1.48M – $1.97M
NOI $118,017 @ 7.0% cap · market cap 10.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
33
Businesses Nearby
Explore this area
Business Placement
Demographics for 90290, CA
6,640
Population
2,678
Households
2.5
Avg Household Size
46
Median Age
66%
College-Educated
98%
High-School Grad
18.7 sq mi
ZIP Area
355
Density / Sq Mi
$142,148
Median Household Income
$76,953
Median Earnings
$3,501
Median Rent
$1,414,900
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?
Residential land & home lot - Large estate parcel in Topanga with retained foundation portions, plus pool, tennis court, and a detached structure for creative use.
Where is this residential land & home lot located?
The property is located at 21135 Saddle Peak RD Topanga, CA.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: Large Topanga estate parcel over 100,000 SF with retained portions of the original foundation; Existing pool on the property; Existing tennis court on‑site
