Remodeled Office
For Sale
Contact for pricing
135 S Rosemead Blvd, Pasadena, CA 91107
Single-story office building built in 1963 with a 2016 remodel and 129 secured parking stalls.
Property Size8,425 SF
Lot Size0.45 Acres
Price / SF$461.48
Days on Market120
Property Features for 135 S Rosemead Blvd
General Information
Standard status
Active
Size
8,425 SF
Total Parking Spaces
29
Lot size
0.45 Acres
Property subtype
Office
Zoning
MXD (Mixed Use Development) and R2 (Two-Family Residence)
Investment Type
Owner/User
Site & Location
Highway Access
Yes
Road Access
Yes
Building Details
Year Built
1963
Year Renovated
2016
Buildings
1
Stories
1
Units
29
Listing Agency:
CBRE LA
Listed By:
Damon Feldmeth · License #CA 01171037
(818) 502-6768
Source:
Crexi
Added: May 14
Changed: Sep 3
Last Checked: Sep 10 at 7:39AM
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 CBRE LA
Investment Insights
Based on property information with market context.
135 S Rosemead consists of one commercial office building totaling approximately 8,425 square feet on two parcels totaling approximately 0.45 acres. Built in 1963, the property includes a remodel completed in 2016.
The site provides 129 secured parking stalls, for an estimated parking ratio of 3.44 spaces per 1,000 square feet. The building is located along South Rosemead Boulevard between East Colorado Boulevard and Del Mar Boulevard, immediately south of the I-210 Freeway, with adjacency to Pasadena’s main retail corridor on E Colorado Boulevard. Access extends to Pasadena and neighboring communities including Arcadia, San Marino, Sierra Madre, San Gabriel, Monrovia, La Canada Flintridge, and the greater Los Angeles area.
The site provides 129 secured parking stalls, for an estimated parking ratio of 3.44 spaces per 1,000 square feet. The building is located along South Rosemead Boulevard between East Colorado Boulevard and Del Mar Boulevard, immediately south of the I-210 Freeway, with adjacency to Pasadena’s main retail corridor on E Colorado Boulevard. Access extends to Pasadena and neighboring communities including Arcadia, San Marino, Sierra Madre, San Gabriel, Monrovia, La Canada Flintridge, and the greater Los Angeles area.
Key Highlights
- One commercial/office building totaling approximately 8,425 SF on 2 parcels
- Built in 1963 with a remodel completed in 2016
- Approximately 0.45 acres (about 19,619 SF) of land area
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
$180,464
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
4.64%
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%
$3,609,280
$3.6M
Cap Rate 7%
$2,578,057
$2.6M
Cap Rate 9%
$2,005,156
$2.0M
Market Conditions
NOI Build-Up for 8,425 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
$283.1K $33.60/SF
− Vacancy
−$42.5K −$5.04/SF
EGI
$240.6K $28.56/SF
− OpEx
−$60.2K −$7.14/SF
NOI
$180.5K $21.42/SF
Area
Pasadena, CA
Vacancy
15.00%
Lease Rate
$33.60 /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%
$3,609,280
Cap Rate 7%
$2,578,057
Cap Rate 9%
$2,005,156
Alternative Uses
Best Use
Office B
$2.58M
$2.26M – $3.01M
NOI $180,464 @ 7.0% cap · market cap 4.64%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$189.65M
$165.94M – $221.26M
NOI $13,275,300 @ 7.0% cap · market cap 341.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,484
Businesses Nearby
Explore this area
Business Placement
Demographics for 91107, CA
33,729
Population
14,137
Households
2.4
Avg Household Size
43
Median Age
59%
College-Educated
93%
High-School Grad
8.5 sq mi
ZIP Area
3,968
Density / Sq Mi
$124,880
Median Household Income
$62,250
Median Earnings
$2,311
Median Rent
$1,106,600
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in West region
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Frequently Asked Questions
What type of property is this?
Office building - Single-story office building built in 1963 with a 2016 remodel and 129 secured parking stalls.
Where is this office building located?
The property is located at 135 S Rosemead Blvd Pasadena, CA.
What is the asking price?
The asking price for this property is $3,888,000.
What are key features of this property?
This property features: One commercial/office building totaling approximately 8,425 SF on 2 parcels; Built in 1963 with a remodel completed in 2016; Approximately 0.45 acres (about 19,619 SF) of land area
