Owner-User Office
For Sale
$1,300,000
1304 Commonwealth Avenue, Fullerton, CA 92833
Flexible professional workspace with glass-front offices, high ceilings, and private on-site parking.
Property Size2,900 SF
Price / SF$448.28
Days on Market244
Property Features for 1304 Commonwealth Avenue
General Information
Standard status
Active
Size
2,900 SF
Property subtype
Retail
Additional Details
Road Access
Yes
Amenities
3
Building Details
Buildings
1
Listing Agency:
SVN / Vanguard
(714) 446-0600
Listed By:
Sophia Mehr · License #02024106
Source:
Xome
Added: Dec 28, 2025
Changed: Aug 29
Last Checked: Aug 29 at 1:17PM
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 SVN / Vanguard
Investment Insights
Based on property information with market context.
This 2,900-square-foot office property offers a flexible configuration for professional occupancy, with high ceilings, contemporary interior improvements, and glass-walled offices. A connected rear suite expands the usable layout with private rooms and a kitchen that can serve as a staff break area. The space can accommodate offices, consultation rooms, treatment areas, or live-work use, subject to applicable requirements.
Private on-site parking supports customer and employee access from both the front and rear. The building provides prominent street exposure and signage opportunities along a heavily traveled commercial corridor, with traffic counts of 20,900 vehicles per day on one roadway and 35,100 vehicles per day on the intersecting roadway. The property is positioned for attorneys, accounting firms, medical and dental practices, chiropractors, financial advisors, and other professional users seeking a client-facing office setting.
Private on-site parking supports customer and employee access from both the front and rear. The building provides prominent street exposure and signage opportunities along a heavily traveled commercial corridor, with traffic counts of 20,900 vehicles per day on one roadway and 35,100 vehicles per day on the intersecting roadway. The property is positioned for attorneys, accounting firms, medical and dental practices, chiropractors, financial advisors, and other professional users seeking a client-facing office setting.
Key Highlights
- 2,900 SF office property with a flexible professional layout
- Glass‑walled offices and high ceilings create an open contemporary interior
- Connected rear suite includes private rooms and a kitchen for staff use
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
$49,068
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
3.77%
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%
$981,360
$981.4K
Cap Rate 7%
$700,971
$701.0K
Cap Rate 9%
$545,200
$545.2K
Market Conditions
NOI Build-Up for 2,900 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
$83.5K $28.80/SF
− Vacancy
−$5.0K −$1.73/SF
EGI
$78.5K $27.07/SF
− OpEx
−$29.4K −$10.15/SF
NOI
$49.1K $16.92/SF
Area
Fullerton, CA
Vacancy
6.00%
Lease Rate
$28.80 /SF/Yr
Expense Ratio
37.50%
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%
$981,360
Cap Rate 7%
$700,971
Cap Rate 9%
$545,200
Alternative Uses
Best Use
Mixed Use
$701.0K
$613.4K – $817.8K
NOI $49,068 @ 7.0% cap · market cap 3.77%
Second Best
Office B
$686.9K
$601.1K – $801.4K
NOI $48,084 @ 7.0% cap · market cap 3.70%
Theoretical Best
Office A
$932.5K
$816.0K – $1.09M
NOI $65,277 @ 7.0% cap · market cap 5.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
803
Businesses Nearby
Explore this area
Business Placement
Demographics for 92833, CA
52,598
Population
17,042
Households
3.1
Avg Household Size
39
Median Age
43%
College-Educated
88%
High-School Grad
7.7 sq mi
ZIP Area
6,831
Density / Sq Mi
$113,296
Median Household Income
$51,502
Median Earnings
$2,155
Median Rent
$844,000
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 units - Flexible professional workspace with glass-front offices, high ceilings, and private on-site parking.
Where is this office units located?
The property is located at 1304 Commonwealth Avenue Fullerton, CA.
What is the asking price?
The asking price for this property is $1,300,000.
What are key features of this property?
This property features: 2,900 SF office property with a flexible professional layout; Glass‑walled offices and high ceilings create an open contemporary interior; Connected rear suite includes private rooms and a kitchen for staff use
