12 Units-Covered Land Play-Develop 8 NRC ADUs | 9325 Sylmar Ave
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12 Units-Covered Land Play-Develop 8 NRC ADUs 9325 Sylmar Ave
12 Unit Apartment Building $2,800,000 ($233,333/Unit) 8.18% Cap Rate Panorama City, CA 91402
Investment Highlights
- Covered Land Play with an Income-Generating Asset: Benefit from existing rental income while acquiring permits for 8 detached Non-Rent Control ADUs
- Build and Hold Strategy: Build 8 non rent control ADUs and reach a 8.18% cap rate and 8.08 GRM
- Transit-Oriented: Three blocks from the SF Valley Light Rail Transit Project, which should drive significant growth and value appreciation
- Large Upside: 78% Rental Upside
- Build and Flip Strategy: Make an estimated $1,000,000 in short term profit, an 62.5% ROI
- Future Growth: Less than 2 miles from Panorama City Center, a 5M square foot development with housing, retail, dining, and entertainment
Executive Summary
9325 Sylmar Ave in Panorama City presents an excellent covered land play opportunity, combining immediate income with significant development opportunity. The property currently generates stable cash flow from 4 (1+1) and 8 (2+1) units and offers the ability to add 8 detached Non-Rent Control 2+2 ADUs in the parking lot.
This addition should immediately increase returns from a 4.21% Cap and 12.33 GRM to an 8.18% Cap and 8.08 GRM with no additional units turning over. After the construction the building would still have an addition 34% rental upside in rents.
*Please contact us for the OM at (310) 836-3638.
The buyer has the option to select from two strategies: The first is "Build and Hold" which offers exceptional cash flow once the 8 ADUs are added. We estimate that the buyer can cash-out refi the property after constructing the ADUs leaving an investment of only $500,000 in the asset and achieve a 16% cash-on-cash return in the first year at today’s rates.
The second strategy is to "Build and Flip." We estimate the total purchase, construction, carrying, and resale closing costs to be $4,730,000; with the resale value of $5,730,000, generating a $1,000,000 profit on your total investment of $1,600,000 that equal a 62.5% return on investment. This approach is suited for investors seeking quick, high returns in a shorter timeframe.
The investment is located just 3 blocks from the upcoming San Fernando Valley Light Rail Transit Project and less than 2 miles from the transformative 5-million-square-foot Panorama City Center, the property is positioned to benefit from substantial neighborhood revitalization. Nearby developments, such as the Panorama Tower luxury apartments and other mixed-use projects, are driving demand and rent growth in the area.
With its income-generating capacity, potential for additional units, and proximity to transformative developments, this property offers a unique opportunity to capitalize on immediate returns and future growth.
Contact Kelly Morgan Commercial Group for more information (310) 836-3638 or Kelly@KellyMorganCommercial.com
*Disclaimer:
The attached information and figures are projections provided solely for conceptual marketing purposes and must be verified by the prospective purchasers. Neither the Seller, KW Commercial, Kelly Morgan, their team, nor any related employees or independent contractors warrant their accuracy. Prospective purchasers should conduct their own due diligence and are advised to conduct a thorough investigation including consulting with the appropriate professionals regarding all relevant details, facts, and projections, including the ability to make any potential improvements or build an ADU on the property in question.
This addition should immediately increase returns from a 4.21% Cap and 12.33 GRM to an 8.18% Cap and 8.08 GRM with no additional units turning over. After the construction the building would still have an addition 34% rental upside in rents.
*Please contact us for the OM at (310) 836-3638.
The buyer has the option to select from two strategies: The first is "Build and Hold" which offers exceptional cash flow once the 8 ADUs are added. We estimate that the buyer can cash-out refi the property after constructing the ADUs leaving an investment of only $500,000 in the asset and achieve a 16% cash-on-cash return in the first year at today’s rates.
The second strategy is to "Build and Flip." We estimate the total purchase, construction, carrying, and resale closing costs to be $4,730,000; with the resale value of $5,730,000, generating a $1,000,000 profit on your total investment of $1,600,000 that equal a 62.5% return on investment. This approach is suited for investors seeking quick, high returns in a shorter timeframe.
The investment is located just 3 blocks from the upcoming San Fernando Valley Light Rail Transit Project and less than 2 miles from the transformative 5-million-square-foot Panorama City Center, the property is positioned to benefit from substantial neighborhood revitalization. Nearby developments, such as the Panorama Tower luxury apartments and other mixed-use projects, are driving demand and rent growth in the area.
With its income-generating capacity, potential for additional units, and proximity to transformative developments, this property offers a unique opportunity to capitalize on immediate returns and future growth.
Contact Kelly Morgan Commercial Group for more information (310) 836-3638 or Kelly@KellyMorganCommercial.com
*Disclaimer:
The attached information and figures are projections provided solely for conceptual marketing purposes and must be verified by the prospective purchasers. Neither the Seller, KW Commercial, Kelly Morgan, their team, nor any related employees or independent contractors warrant their accuracy. Prospective purchasers should conduct their own due diligence and are advised to conduct a thorough investigation including consulting with the appropriate professionals regarding all relevant details, facts, and projections, including the ability to make any potential improvements or build an ADU on the property in question.
Financial Summary (Pro forma - 2025) |
Annual | Annual Per SF |
---|---|---|
Gross Rental Income | $520,094 | $63.77 |
Other Income | - | - |
Vacancy Loss | $15,603 | $1.91 |
Effective Gross Income | $504,491 | $61.86 |
Taxes | $35,000 | $4.29 |
Operating Expenses | $126,097 | $15.46 |
Total Expenses | $161,097 | $19.75 |
Net Operating Income | $343,394 | $42.10 |
Financial Summary (Pro forma - 2025)
Gross Rental Income | |
---|---|
Annual | $520,094 |
Annual Per SF | $63.77 |
Other Income | |
---|---|
Annual | - |
Annual Per SF | - |
Vacancy Loss | |
---|---|
Annual | $15,603 |
Annual Per SF | $1.91 |
Effective Gross Income | |
---|---|
Annual | $504,491 |
Annual Per SF | $61.86 |
Taxes | |
---|---|
Annual | $35,000 |
Annual Per SF | $4.29 |
Operating Expenses | |
---|---|
Annual | $126,097 |
Annual Per SF | $15.46 |
Total Expenses | |
---|---|
Annual | $161,097 |
Annual Per SF | $19.75 |
Net Operating Income | |
---|---|
Annual | $343,394 |
Annual Per SF | $42.10 |
Property Facts
Price | $2,800,000 | Apartment Style | Low Rise |
Price Per Unit | $233,333 | Building Class | C |
Sale Type | Investment | Lot Size | 0.39 AC |
Cap Rate | 8.18% | Building Size | 8,156 SF |
Gross Rent Multiplier | 8.08 | No. Stories | 2 |
No. Units | 12 | Year Built | 1950 |
Property Type | Multifamily | Parking Ratio | 2.94/1,000 SF |
Property Subtype | Apartment |
Price | $2,800,000 |
Price Per Unit | $233,333 |
Sale Type | Investment |
Cap Rate | 8.18% |
Gross Rent Multiplier | 8.08 |
No. Units | 12 |
Property Type | Multifamily |
Property Subtype | Apartment |
Apartment Style | Low Rise |
Building Class | C |
Lot Size | 0.39 AC |
Building Size | 8,156 SF |
No. Stories | 2 |
Year Built | 1950 |
Parking Ratio | 2.94/1,000 SF |
Unit Mix Information
Description | No. Units | Avg. Rent/Mo | SF |
---|---|---|---|
1+1 | 4 | - | - |
2+1 | 8 | - | - |
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Bike Score ®
Very Bikeable (71)
PROPERTY TAXES
Parcel Number | 2644-029-007 | Total Assessment | $1,749,744 (2024) |
Land Assessment | $1,049,847 (2024) | Annual Taxes | $35,000 ($4.29/SF) |
Improvements Assessment | $699,897 (2024) | Tax Year | 2025 |
PROPERTY TAXES
Parcel Number
2644-029-007
Land Assessment
$1,049,847 (2024)
Improvements Assessment
$699,897 (2024)
Total Assessment
$1,749,744 (2024)
Annual Taxes
$35,000 ($4.29/SF)
Tax Year
2025
zoning
Zoning Code | RD, Los Angeles |
RD, Los Angeles |
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12 Units-Covered Land Play-Develop 8 NRC ADUs | 9325 Sylmar Ave
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