Sun Valley Commercial Building For
For Sale
Contact for pricing
8273 San Fernando Rd., Los Angeles, CA 91352
Commercial building in opportunity zone, suitable for various uses.
Property Size5,735 SF
Price / SF$313.86
Days on Market745
Property Features for 8273 San Fernando Rd.
General Information
Standard status
Active
Size
5,735 SF
Class
C
Property subtype
Retail
Zoning
LAC2
Occupancy
50%
Lease Type
Modified Gross
Building Details
Year Built
1922
Buildings
1
Stories
1
Units
1
Tenancy
Multi
Listing Agency:
Coldwell Banker Commercial NRT Pasadena
Listed By:
Bill Ukropina · License #CA
(626) 844-2200
Source:
Crexi
Added: Aug 21, 2024
Changed: Aug 31
Last Checked: Sep 3 at 10:44AM
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 Coldwell Banker Commercial NRT Pasadena
Investment Insights
Based on property information with market context.
A commercial building for sale in Sun Valley, CA, featuring 5,735 square feet of space on San Fernando Road. The building is divided into two spaces: one approximately 3,150 square feet and an end-cap space of 2,585 square feet. The 3,150-square-foot space has been fully renovated with new HVAC systems, an updated electrical panel, and a new restroom. The end-cap space is currently occupied by a tenant on a month-to-month lease. Zoned C2, the property allows for a variety of uses. Located in an opportunity zone, it offers potential tax incentives and savings. The adjacent building at 8265 San Fernando Road is also for sale.
Key Highlights
- Located in an opportunity zone, offering potential tax incentives and savings.
- 5,735 sq ft commercial building on San Fernando Road.
- Zoning is C2, allowing for a variety of uses.
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
$133,093
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
7.39%
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%
$2,661,860
$2.7M
Cap Rate 7%
$1,901,329
$1.9M
Cap Rate 9%
$1,478,811
$1.5M
Market Conditions
NOI Build-Up for 5,735 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
$212.0K $36.96/SF
− Vacancy
−$21.8K −$3.81/SF
EGI
$190.1K $33.15/SF
− OpEx
−$57.0K −$9.95/SF
NOI
$133.1K $23.21/SF
Area
Los Angeles, CA
Vacancy
10.30%
Lease Rate
$36.96 /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%
$2,661,860
Cap Rate 7%
$1,901,329
Cap Rate 9%
$1,478,811
Alternative Uses
Best Use
Retail
$1.90M
$1.66M – $2.22M
NOI $133,093 @ 7.0% cap · market cap 7.39%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$116.19M
$101.66M – $135.55M
NOI $8,133,136 @ 7.0% cap · market cap 451.84%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
964
Businesses Nearby
Explore this area
Business Placement
Demographics for 91352, CA
47,274
Population
13,119
Households
3.6
Avg Household Size
37
Median Age
18%
College-Educated
67%
High-School Grad
11.6 sq mi
ZIP Area
4,075
Density / Sq Mi
$74,621
Median Household Income
$35,570
Median Earnings
$1,761
Median Rent
$700,100
Median Home Value
Market
Vacancy Rate% for Retail in Los Angeles, CA
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Commercial building in opportunity zone, suitable for various uses.
Where is this retail space located?
The property is located at 8273 San Fernando Rd. Los Angeles, CA.
What is the asking price?
The asking price for this property is $1,800,000.
What are key features of this property?
This property features: Located in an opportunity zone, offering potential tax incentives and savings.; 5,735 sq ft commercial building on San Fernando Road.; Zoning is C2, allowing for a variety of uses.
