Professional Office
For Sale
$1,380,000
1247 W San Bernardino Road, Covina, CA 91722
Professional office building with six private rooms, three bathrooms, and a full kitchen, plus an outdoor storage shed.
Property Size3,018 SF
Lot Size0.41 Acres
Days on Market61
Property Features for 1247 W San Bernardino Road
General Information
Standard status
Active
Size
3,018 SF
Total Parking Spaces
11
Lot size
0.41 Acres
Zoning
C-P
Additional Details
Highway Access
Yes
Amenities
Central Air
Forced Air
Wood, Wrought Iron
Building Details
Building Size
3,018 SF
Year Built
1950
Stories
1
Listing Agency:
(866) 902-7262
Listed By:
Mara Sweets · License #01353891
(866) 902-7262
Source:
Evrealestate
Added: Jun 24
Changed: Aug 23
Last Checked: Aug 23 at 7:16AM
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 Mara Sweets
Investment Insights
Based on property information with market context.
This professional office building includes six private rooms or workspaces, three bathrooms, and a full kitchen with a large eating area. The property also features an outdoor storage shed and currently provides 11 parking spaces.
The site is located in Covina with convenient access to the 210, 605, 10, and 57 freeways. The area includes nearby home improvement, hospitality, parks, restaurants, apartments, hospital, schools, and grocery stores, supporting drive-by exposure.
Zoning is listed as C-P Professional Offices. The property may also have potential for a range of professional uses, including real estate office, IT office, adult care facility, professional services, showroom, and accounting/CPA office, subject to applicable approvals.
The site is located in Covina with convenient access to the 210, 605, 10, and 57 freeways. The area includes nearby home improvement, hospitality, parks, restaurants, apartments, hospital, schools, and grocery stores, supporting drive-by exposure.
Zoning is listed as C-P Professional Offices. The property may also have potential for a range of professional uses, including real estate office, IT office, adult care facility, professional services, showroom, and accounting/CPA office, subject to applicable approvals.
Key Highlights
- 6 private rooms/spaces, 3 bathrooms, and a full kitchen in an existing professional office building
- Over 18,000 SF lot with 11 existing parking spaces and potential to add up to 30 more in the rear
- Zoned C‑P Professional Offices with potential uses including real estate office, IT office, adult care facility, professional services, showroom, and accounting/CPA
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
$66,772
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
4.84%
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%
$1,335,440
$1.3M
Cap Rate 7%
$953,886
$953.9K
Cap Rate 9%
$741,911
$741.9K
Market Conditions
NOI Build-Up for 3,018 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
$102.1K $33.84/SF
− Vacancy
−$6.7K −$2.23/SF
EGI
$95.4K $31.61/SF
− OpEx
−$28.6K −$9.48/SF
NOI
$66.8K $22.12/SF
Area
Los Angeles County, CA
Vacancy
6.60%
Lease Rate
$33.84 /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%
$1,335,440
Cap Rate 7%
$953,886
Cap Rate 9%
$741,911
Alternative Uses
Best Use
Retail
$953.9K
$834.7K – $1.11M
NOI $66,772 @ 7.0% cap · market cap 4.84%
Second Best
Office B
$942.4K
$824.6K – $1.10M
NOI $65,971 @ 7.0% cap · market cap 4.78%
Theoretical Best
Office A
$1.62M
$1.41M – $1.89M
NOI $113,108 @ 7.0% cap · market cap 8.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
910
Businesses Nearby
Explore this area
Business Placement
Demographics for 91722, CA
36,111
Population
10,340
Households
3.5
Avg Household Size
38
Median Age
23%
College-Educated
82%
High-School Grad
4.1 sq mi
ZIP Area
8,808
Density / Sq Mi
$98,033
Median Household Income
$39,738
Median Earnings
$2,039
Median Rent
$626,100
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office building - Professional office building with six private rooms, three bathrooms, and a full kitchen, plus an outdoor storage shed.
Where is this office building located?
The property is located at 1247 W San Bernardino Road Covina, CA.
What is the asking price?
The asking price for this property is $1,380,000.
What are key features of this property?
This property features: 6 private rooms/spaces, 3 bathrooms, and a full kitchen in an existing professional office building; Over 18,000 SF lot with 11 existing parking spaces and potential to add up to 30 more in the rear; Zoned C‑P Professional Offices with potential uses including real estate office, IT office, adult care facility, professional services, showroom, and accounting/CPA
