Medical Office Building with
For Sale
$1,849,000
12849 Magnolia, Valley Village, CA 91607
SINGLE_FAMILY - Valley Village, CA
Property Size2,700 SF
Lot Size6,286.00 Acres
Price / SF$684.81
Days on Market225
Property Features for 12849 Magnolia
General Information
Property type
Residential
Property subtype
Office
Zoning
c-2
Directions
corner of Coldwater Canyon and Magnolia Blvd.
Subdivision
VVL - Valley Village
Standard status
Active
APN
2346023066
Lot size
6,286.00 Acres
Building Details
Year built
1969
Listing Agency:
Hatkoff Investments
(818) 701-7789
Listed By:
Brian Hatkoff · License #00644374
(818) 571-6554
Added: Jan 9
Changed: Jul 6
Last Checked: Aug 22 at 1:06PM
MLS# SR26006044
Copyright © 2026 California Regional Multiple Listing Service, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This medical office building offers 2,700 square feet of space on a 6,286 square foot lot. The property includes a common reception room with separate doors to each medical suite. Additional improvements include a basement level with storage, along with an extra bathroom. The roof is approximately 2 years old and is covered by a 10-year warranty.
The building is offered for sale at 12849 Magnolia Blvd., Valley Village (Zoning: C-2). A dentist tenant is currently in place, with a lease expiration of 1/31/27 and a single 5-year option that includes annual 3% increases. Current rent is $3,874.70, and the tenant has a first right of refusal for 10 days. Electric is reimbursed at 75% of the electric bill. The west side is vacant medical space with 5 exam rooms (approximately 1,300 square feet +/-) and an additional opportunity in the basement with bathroom and plumbing that could support dental lab work.
The sale notes that the cell tower on the property is not included. A billboard on-site expires 7/19/30 with rent of $5,400 per year paid annually. The configuration supports an owner-user who can use one portion of the building while the balance remains available, with an additional path to later occupy the other suite subject to the existing lease terms.
The building is offered for sale at 12849 Magnolia Blvd., Valley Village (Zoning: C-2). A dentist tenant is currently in place, with a lease expiration of 1/31/27 and a single 5-year option that includes annual 3% increases. Current rent is $3,874.70, and the tenant has a first right of refusal for 10 days. Electric is reimbursed at 75% of the electric bill. The west side is vacant medical space with 5 exam rooms (approximately 1,300 square feet +/-) and an additional opportunity in the basement with bathroom and plumbing that could support dental lab work.
The sale notes that the cell tower on the property is not included. A billboard on-site expires 7/19/30 with rent of $5,400 per year paid annually. The configuration supports an owner-user who can use one portion of the building while the balance remains available, with an additional path to later occupy the other suite subject to the existing lease terms.
Key Highlights
- Medical office building built in 1969 with 2,700 SF on a 6,286 SF lot at 12849 Magnolia Blvd, Valley Village 91607
- 2‑year‑old roof with 10‑year warranty
- Tenant‑occupied medical suite includes approximately 1,300 SF with 5 exam rooms; dentist lease expires 1/31/27 with 1 five‑year option and 3% annual increases
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
$59,020
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
3.19%
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%
$1,180,400
$1.2M
Cap Rate 7%
$843,143
$843.1K
Cap Rate 9%
$655,778
$655.8K
Market Conditions
NOI Build-Up for 2,700 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
$103.7K $38.40/SF
− Vacancy
−$25.0K −$9.25/SF
EGI
$78.7K $29.15/SF
− OpEx
−$19.7K −$7.29/SF
NOI
$59.0K $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%
$1,180,400
Cap Rate 7%
$843,143
Cap Rate 9%
$655,778
Alternative Uses
Best Use
Office B
$843.1K
$737.8K – $983.7K
NOI $59,020 @ 7.0% cap · market cap 3.19%
Second Best
Healthcare Medical
$731.5K
$640.0K – $853.4K
NOI $51,203 @ 7.0% cap · market cap 2.77%
Theoretical Best
Office A
$1.45M
$1.26M – $1.69M
NOI $101,190 @ 7.0% cap · market cap 5.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,776
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 91607, CA
30,502
Population
14,597
Households
2.1
Avg Household Size
38
Median Age
52%
College-Educated
94%
High-School Grad
2.5 sq mi
ZIP Area
12,201
Density / Sq Mi
$84,925
Median Household Income
$50,970
Median Earnings
$1,998
Median Rent
$1,019,300
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?
Medical Office Space - Owner-user medical building features multiple suites, reception area, and basement storage for flexible practice operations.
Where is this medical office space located?
The property is located at 12849 Magnolia Valley Village, CA.
What is the asking price?
The asking price for this property is $1,849,000.
What are key features of this property?
This property features: Medical office building built in 1969 with 2,700 SF on a 6,286 SF lot at 12849 Magnolia Blvd, Valley Village 91607; 2‑year‑old roof with 10‑year warranty; Tenant‑occupied medical suite includes approximately 1,300 SF with 5 exam rooms; dentist lease expires 1/31/27 with 1 five‑year option and 3% annual increases
