San Fernando Valley Industrial
For Sale
$9,799,000
9142 Independence, Chatsworth, CA 91311
High-quality warehouse with upgraded office space in Chatsworth, California.
Property Size33,972 SF
Lot Size1.24 Acres
Price / SF$288.44
Days on Market271
Property Features for 9142 Independence
General Information
Standard status
Active
Size
33,972 SF
Lot size
1.24 Acres
Property subtype
Commercial
Amenities
Lot Over 40000 Sqft
Building Details
Year Built
1985
Listing Agency:
KELLER WILLIAMS R. E. SERVICES
(818) 432-3200
Listed By:
VARTAN AMBARIAN · License #00983815
Source:
Corcoran
Added: Nov 18, 2025
Changed: Aug 14
Last Checked: Aug 16 at 5:36AM
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 KELLER WILLIAMS R. E. SERVICES
Investment Insights
Based on property information with market context.
This industrial facility in the San Fernando Valley offers approximately 33,972 square feet of space on a lot of about 1.24 acres. The property includes warehouse space along with upgraded office areas, making it suitable for manufacturing, distribution, or use as a corporate headquarters. The building features approximately 5,052 square feet of first-floor office space, 4,702 square feet of second-floor office space, and an additional 1,490-square-foot second-floor office or shop area. The warehouse has a clear ceiling height of roughly 29 feet, providing an open layout designed to accommodate various industrial operations. The property also features an ample power supply and efficient loading capabilities. The modern office areas are suitable for executive and administrative teams. The property is located with convenient access to major freeways including the 118, 405, and 5, offering connectivity to logistics routes throughout Los Angeles County.
Key Highlights
- ±33,972 sq ft warehouse on 1.24 acres, suitable for manufacturing, distribution, or corporate headquarters.
- Benefit from a 29‑foot clear ceiling height in the warehouse.
- Upgraded office space totaling approximately 11,244 sq ft (5,052 sq ft first floor, 4,702 sq ft second floor, and 1,490 sq ft second floor office/shop).
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
$442,041
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
4.51%
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%
$8,840,820
$8.8M
Cap Rate 7%
$6,314,871
$6.3M
Cap Rate 9%
$4,911,567
$4.9M
Market Conditions
NOI Build-Up for 33,972 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
$546.3K $16.08/SF
− Vacancy
−$26.2K −$0.77/SF
EGI
$520.0K $15.31/SF
− OpEx
−$78.0K −$2.30/SF
NOI
$442.0K $13.01/SF
Area
Los Angeles County, CA
Vacancy
4.80%
Lease Rate
$16.08 /SF/Yr
Expense Ratio
15.00%
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%
$8,840,820
Cap Rate 7%
$6,314,871
Cap Rate 9%
$4,911,567
Alternative Uses
Best Use
Warehouse
$6.31M
$5.53M – $7.37M
NOI $442,041 @ 7.0% cap · market cap 4.51%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$18.19M
$15.91M – $21.22M
NOI $1,273,193 @ 7.0% cap · market cap 12.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,634
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 91311, CA
39,014
Population
14,879
Households
2.6
Avg Household Size
44
Median Age
45%
College-Educated
91%
High-School Grad
32.6 sq mi
ZIP Area
1,197
Density / Sq Mi
$117,574
Median Household Income
$60,403
Median Earnings
$2,199
Median Rent
$837,300
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Warehouse - High-quality warehouse with upgraded office space in Chatsworth, California.
Where is this warehouse located?
The property is located at 9142 Independence Chatsworth, CA.
What is the asking price?
The asking price for this property is $9,799,000.
What are key features of this property?
This property features: ±33,972 sq ft warehouse on 1.24 acres, suitable for manufacturing, distribution, or corporate headquarters.; Benefit from a **29‑foot clear ceiling height** in the warehouse.; Upgraded office space totaling approximately 11,244 sq ft (5,052 sq ft first floor, 4,702 sq ft second floor, and 1,490 sq ft second floor office/shop).
