Mixed-Use Property in Envision Specific
For Sale
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859-897 Los Angeles Avenue, Simi Valley, CA 93065
Mixed-use property totaling 8,445 SF, located on Los Angeles Avenue within Simi Valley’s Envision Specific Plan area.
Property Size8,445 SF
Price / SF$355.24
Days on Market56
Property Features for 859-897 Los Angeles Avenue
General Information
Standard status
Active
Size
8,445 SF
Total Parking Spaces
48
Property subtype
Mixed Use
Zoning
Mixed Use
Investment Type
Redevelopment
Building Details
Units
6
Tenancy
Multi
Listing Agency:
RE/MAX One
Listed By:
Deserie Boutell · License #01433473
(818) 832-2626
Source:
Crexi
Added: Jul 22
Changed: Sep 7
Last Checked: Sep 15 at 4:17AM
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 RE/MAX One
Investment Insights
Based on property information with market context.
Mixed-use commercial property positioned on Los Angeles Avenue, totaling 8,445 SF. The property is described as highly visible and designed to support reinvestment with a mix of housing, retail, office, and service-oriented uses as part of Simi Valley’s broader redevelopment goals.
The site is located within Simi Valley’s Envision Specific Plan area, in the city’s emerging redevelopment corridor. The City’s long-term vision for the corridor includes mixed-use development and commercial revitalization along key corridors.
This property offers a substantial footprint for buyers looking to participate in the redevelopment framework of Envision Simi Valley, with the plan area intended to encourage walkable destinations that blend multiple use types.
The site is located within Simi Valley’s Envision Specific Plan area, in the city’s emerging redevelopment corridor. The City’s long-term vision for the corridor includes mixed-use development and commercial revitalization along key corridors.
This property offers a substantial footprint for buyers looking to participate in the redevelopment framework of Envision Simi Valley, with the plan area intended to encourage walkable destinations that blend multiple use types.
Key Highlights
- 8,445 SF mixed‑use property
- Located at 859‑897 Los Angeles Avenue, Simi Valley, CA 93065
- Highly visible commercial property
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
$118,805
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
3.96%
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%
$2,376,100
$2.4M
Cap Rate 7%
$1,697,214
$1.7M
Cap Rate 9%
$1,320,056
$1.3M
Market Conditions
NOI Build-Up for 8,445 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
$207.7K $24.60/SF
− Vacancy
−$17.7K −$2.09/SF
EGI
$190.1K $22.51/SF
− OpEx
−$71.3K −$8.44/SF
NOI
$118.8K $14.07/SF
Area
Simi Valley, CA
Vacancy
8.50%
Lease Rate
$24.60 /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%
$2,376,100
Cap Rate 7%
$1,697,214
Cap Rate 9%
$1,320,056
Alternative Uses
Best Use
Mixed Use
$1.70M
$1.49M – $1.98M
NOI $118,805 @ 7.0% cap · market cap 3.96%
Second Best
Retail
$1.16M
$1.01M – $1.35M
NOI $81,028 @ 7.0% cap · market cap 2.70%
Theoretical Best
Office A
$2.75M
$2.40M – $3.20M
NOI $192,238 @ 7.0% cap · market cap 6.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,936
Businesses Nearby
290k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 41%
Groceries 26%
Dining 22%
Apparel 6%
Vallarta Supermarket
Groceries
39,166 visits/mo
0.5 miles
Stater Bros. Markets
Groceries
34,988 visits/mo
0.3 miles
The Hat
Dining
19,663 visits/mo
0.4 miles
Dollar Tree
Shops & Services
16,542 visits/mo
0.3 miles
Shell
Shops & Services
14,346 visits/mo
0.2 miles
Demographics for 93065, CA
73,943
Population
26,260
Households
2.8
Avg Household Size
41
Median Age
38%
College-Educated
92%
High-School Grad
29.8 sq mi
ZIP Area
2,481
Density / Sq Mi
$113,893
Median Household Income
$57,549
Median Earnings
$2,612
Median Rent
$759,700
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Mixed-use property totaling 8,445 SF, located on Los Angeles Avenue within Simi Valley’s Envision Specific Plan area.
Where is this mixed-use property located?
The property is located at 859-897 Los Angeles Avenue Simi Valley, CA.
What is the asking price?
The asking price for this property is $2,999,999.
What are key features of this property?
This property features: 8,445 SF mixed‑use property; Located at 859‑897 Los Angeles Avenue, Simi Valley, CA 93065; Highly visible commercial property
