San Dimas Office Building For
For Sale
$3,250,000
170 E Arrow Hwy, San Dimas, CA 91773
Office building in San Dimas with convenient access to freeways.
Property Size12,467 SF
Price / SF$260.69
Days on Market270
Property Features for 170 E Arrow Hwy
General Information
Standard status
Active
Size
12,467 SF
Class
B
Property subtype
Office
Building Details
Building Size
12,467 SF
Year Built
2006
Listing Agency:
(626) 240-2786
Listed By:
Chris Johnson · License #CalDRE #01934154
Source:
Lee-associates
Added: Nov 26, 2025
Changed: Aug 13
Last Checked: Aug 22 at 4:12AM
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 Chris Johnson
Investment Insights
Based on property information with market context.
This office building is located in San Dimas, an area that serves as a convergent point for Los Angeles County, Orange County, and the Inland Empire, providing convenient access. Situated along the 57 and 210 freeways, the property benefits from accessibility. The Gold Line Metrolink expansion is underway in the area. The building offers a newer construction and is suitable for an owner-user. The property has a size of 12467 square feet and is located near the 57, 10, and 210 Freeways. Nearby amenities are available.
Key Highlights
- Excellent access to 57, 10, and 210 freeways.
- Newer construction (built in 2006).
- Great owner‑user opportunity.
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
$272,519
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
8.39%
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%
$5,450,380
$5.5M
Cap Rate 7%
$3,893,129
$3.9M
Cap Rate 9%
$3,027,989
$3.0M
Market Conditions
NOI Build-Up for 12,467 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
$478.7K $38.40/SF
− Vacancy
−$115.4K −$9.25/SF
EGI
$363.4K $29.15/SF
− OpEx
−$90.8K −$7.29/SF
NOI
$272.5K $21.86/SF
Area
Los Angeles County, CA
Vacancy
24.10%
Lease Rate
$38.40 /SF/Yr
Expense Ratio
25.00%
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%
$5,450,380
Cap Rate 7%
$3,893,129
Cap Rate 9%
$3,027,989
Alternative Uses
Best Use
Office B
$3.89M
$3.41M – $4.54M
NOI $272,519 @ 7.0% cap · market cap 8.39%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$6.67M
$5.84M – $7.79M
NOI $467,235 @ 7.0% cap · market cap 14.38%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,475
Businesses Nearby
Explore this area
Business Placement
Demographics for 91773, CA
34,592
Population
12,363
Households
2.8
Avg Household Size
44
Median Age
40%
College-Educated
93%
High-School Grad
15.0 sq mi
ZIP Area
2,306
Density / Sq Mi
$105,926
Median Household Income
$51,673
Median Earnings
$2,232
Median Rent
$754,700
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Office building in San Dimas with convenient access to freeways.
Where is this office building located?
The property is located at 170 E Arrow Hwy San Dimas, CA.
What is the asking price?
The asking price for this property is $3,250,000.
What are key features of this property?
This property features: Excellent access to 57, 10, and 210 freeways.; Newer construction (built in 2006).; Great owner‑user opportunity.
