South Pasadena Office
For Sale
$3,880,000
1810 Fair Oaks Avenue, South Pasadena, CA 91030
Headquarters office building on a highly visible corner.
Property Size12,915 SF
Price / SF$300.43
Days on Market263
Property Features for 1810 Fair Oaks Avenue
General Information
Standard status
Active
Size
12,915 SF
Property subtype
Office
Building Details
Year Built
1959
Listing Agency:
Lee & Associates | Western PA
(626) 844-2200
Listed By:
Bill Ukropina · License #RSR002660
(626) 844-2200
Source:
Cbcworldwide
Added: Dec 3, 2025
Changed: Jul 6
Last Checked: Apr 9 at 9:00PM
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 Lee & Associates | Western PA
Investment Insights
Based on property information with market context.
The property at 1810 S Fair Oaks Ave, South Pasadena, CA 91030, is a headquarters office building situated on a prime, highly visible corner. The building encompasses 12,915 square feet and is positioned on a 14,436 square-foot lot. There are approximately 28 parking spaces available.
Key Highlights
- Rare opportunity to purchase a headquarters office building on a prime, highly visible corner in South Pasadena.
- Substantial building size: 12,915 SF at 1810 Fair Oaks Avenue.
- Generous lot size: 14,436 SF at 1810 Fair Oaks Avenue.
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
$282,312
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
7.28%
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%
$5,646,240
$5.6M
Cap Rate 7%
$4,033,029
$4.0M
Cap Rate 9%
$3,136,800
$3.1M
Market Conditions
NOI Build-Up for 12,915 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
$495.9K $38.40/SF
− Vacancy
−$119.5K −$9.25/SF
EGI
$376.4K $29.15/SF
− OpEx
−$94.1K −$7.29/SF
NOI
$282.3K $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%
$5,646,240
Cap Rate 7%
$4,033,029
Cap Rate 9%
$3,136,800
Alternative Uses
Best Use
Office B
$4.03M
$3.53M – $4.71M
NOI $282,312 @ 7.0% cap · market cap 7.28%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$6.91M
$6.05M – $8.07M
NOI $484,025 @ 7.0% cap · market cap 12.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
874
Businesses Nearby
Explore this area
Business Placement
Demographics for 91030, CA
26,927
Population
11,040
Households
2.4
Avg Household Size
41
Median Age
73%
College-Educated
97%
High-School Grad
3.4 sq mi
ZIP Area
7,920
Density / Sq Mi
$128,105
Median Household Income
$79,571
Median Earnings
$2,218
Median Rent
$1,545,100
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 building - Headquarters office building on a highly visible corner.
Where is this office building located?
The property is located at 1810 Fair Oaks Avenue South Pasadena, CA.
What is the asking price?
The asking price for this property is $3,880,000.
What are key features of this property?
This property features: Rare opportunity to purchase a headquarters office building on a prime, highly visible corner in South Pasadena.; Substantial building size: 12,915 SF at 1810 Fair Oaks Avenue.; Generous lot size: 14,436 SF at 1810 Fair Oaks Avenue.
