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    8614-8632 Woodman Ave Los Angeles, CA 91331

    • Neighborhood centers
    • 9,791 SF
    OFF-MARKET
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Neighborhood centers

    Property Details for 8614-8632 Woodman Ave

    Year built
    1965
    Property size
    9,791 SF
    Property type
    Neighborhood centers
    Property subtype
    Community centers

    Description

    This exceptional investment opportunity presents a 9,791 square foot retail center located at 8614-8632 Woodman Avenue in Pacoima, California, 91331, within the East San Fernando Valley submarket of Los Angeles County. The property, built in 1965, comprises three single-story buildings situated on a 29,983 square foot lot and offers ample parking with 27 spaces. Currently, there are multiple spaces available, ranging from a minimum of 606 square feet to a maximum contiguous space of 1,084 square feet, with a total of 1,690 square feet currently vacant. Flexible configurations are possible, with end-cap spaces totaling approximately 1,020 and 1,229 square feet combinable for up to approximately 2,249 square feet. Additionally, inline spaces of approximately 609 and 1,084 square feet are available, with the potential to combine the 1,084 square foot space with an adjacent 779 square foot space for a total of approximately 1,863 square feet. The property features recently remodeled spaces with fresh paint, attractive window frontage, and high visibility. These spaces are ideal for a variety of retail, service, or office tenants seeking a prominent location in a thriving neighborhood shopping center. The property's location in the East San Fernando Valley provides excellent access to a dense population base and strong local traffic.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Location Insight

    • Map
    • Local Demand
    City
    Los Angeles
    County
    Los Angeles
    State
    California
    Longitude
    -118.433
    Latitude
    34.2272

    Comparable in this City

    • Value Estimation by Request
      11,105 SF

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    • Value Estimation by Request
      2,125 SF

      8652-8654 Woodman Ave

      Neighborhood centers • 2,125 SF
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    • Value Estimation
      $335,000
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      10971 Glenoaks Blvd

      MINI-MALL • 9,660 SF
      10971 Glenoaks Blvd, Pacoima, CA 91331-1632
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    • Value Estimation
      $305,000
      6,500 SF

      11659 Glenoaks Blvd

      MINI-MALL • 6,500 SF
      11659 Glenoaks Blvd, Pacoima, CA 91331
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    • Value Estimation
      $800,000
      107,615 SF

      9700 Woodman Ave

      MINI-MALL • 107,615 SF
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    • Value Estimation
      $425,000
      10,726 SF

      13630 Van Nuys Blvd

      MINI-MALL • 10,726 SF
      13630 Van Nuys Blvd, Pacoima, CA 91331-3600
      View Details

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    Similar Nearby for Lease

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    • Contact for pricing
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    Los Angeles, CA 91331
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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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