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    1301 - 1395 S Grand Ave Glendora, CA 91740

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    For Lease
    $1.40 SF/Yr

    High-quality shopping center with excellent frontage and tenant mix.

    Type:Retail
    Property size:
    83,787 SF
    Lot size:
    7.00 Acres
    Added:
    Mar 6, 2026
    Days on Market:
    26
    Last Refresh:
    Mar 26 at 11:00 pm

    Property Features for 1301 - 1395 S Grand Ave

    General Information

    Standard status
    Active
    Size
    83,787 SF
    Lot size
    7.00 Acres
    Property subtype
    Retail

    Building Details

    Year Built
    1986

    Spaces For Lease

    at 1301 - 1395 S Grand Ave Contact us

    We can help!

    Listing Contact
    Dean Kinan

    Listing agent Dean Kinan License #CalDRE #02051348

    Listing office NAI Capital HQ

    Listing date Mar 6, 2026

    Source Naiglobal

    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 NAI Capital HQ

    Overview

    Renovated San Gabriel Valley Shopping Center

    Glendora Promenade is a renovated neighborhood shopping center located in the San Gabriel Valley, at the foot of the San Gabriel Mountains. The shopping center, originally built in 1986 and renovated in 2009, comprises 83,787 square feet in three buildings on approximately seven acres of land. It enjoys frontage on S. Grand Avenue, a north/south thoroughfare with a daily traffic exposure of 44,000 vehicles. The property is located at the intersection of Grand Avenue and Gladstone, with close proximity and exposure to the I-210 (Foothill) Freeway. It features a location at a heavily trafficked intersection, monument signage, concrete parking, and elevator-served second-level retail and office space. Tenants include Flavor Season, Papas Pizzeria, Habibi’s Hot Chicken, Juicy Boba, Kiddie Academy, Sylvan Learning Center, Banner Bank, Time Warner/Spectrum, and Healthcare Partners/Optum. Other tenants use the space for medical and dental offices, pharmacies, education centers, quick service food and restaurants, retail, salons, and professional office uses. Signage is available, and there is abundant parking.
    Location Intelligence

    Current Use by Public Records

    AAA Glendora Insurance ... Travel Agency

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Accounting Firm

    Zoning and permitted uses should be independently verified with local authorities.

    Similar Places Nearby

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    Location Insight

    • Map
    • Local Demand
    City
    Glendora
    County
    Los Angeles
    State
    California
    Longitude
    -117.873
    Latitude
    34.1163

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    FAQs

    What type of property is this?
    Shopping center - High-quality shopping center with excellent frontage and tenant mix.
    Where is this shopping center located?
    The property is located at 1301 - 1395 S Grand Ave Glendora, CA.
    What is the lease rate?
    The lease rate is $1.40 SF/Yr.
    What are key features of this property?
    This property features: High‑traffic location with **44,000 vehicles daily** on S. Grand Avenue.; Newly renovated (2009) neighborhood shopping center in the heart of the San Gabriel Valley.; Strong tenant mix including Flavor Season, Papas Pizzeria, Habibi’s Hot Chicken, Juicy Boba, Kiddie Academy, Sylvan Learning Center, Banner Bank, Time Warner/Spectrum, and Healthcare Partners/Optum.
    (818) 742-1608
    We can help!
    Listing Contact
    Dean Kinan
    Real Estate License ID: CalDRE #02051348
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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