High-Image Class-A Office
For Sale
Contact for pricing
25106 Ave Tibbitts, Valencia, CA 91355
Class-A office building in Valencia with flexible layouts and modern amenities.
Property Size22,972 SF
Price / SF$302.54
Days on Market385
Property Features for 25106 Ave Tibbitts
General Information
Standard status
Active
Size
22,972 SF
Class
A
Property subtype
Office, Special Purpose
Zoning
SCBP (Santa Clarita Business Park)
Investment Type
Owner/User
Building Details
Year Built
2008
Year Renovated
2024
Stories
2
Listing Agency:
Spectrum Commercial Real Estate, Inc
(818) 203-5429
Listed By:
Yair Haimoff · License #CA 01414758
Source:
Crexi
Added: Jul 23, 2025
Changed: Aug 9
Last Checked: Aug 10 at 6:43AM
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 Spectrum Commercial Real Estate, Inc
Investment Insights
Based on property information with market context.
This high-image Class-A freestanding office building offers an impressive lobby and well-designed, flexible layouts. The property features elevator service and two floor plates that can be easily divided into multiple suites. A dedicated media/training room, a breakroom, upgraded interior finishes, and a modern security system with keyless entry are included. Expansive wrap-around window lines provide abundant natural light throughout the 22,972 square foot building. Manicured landscaping and a shared outdoor employee break area enhance the work environment. Located on a prime corner with major street visibility and building signage, the property is situated in the River Court Business Park, offering a balanced professional setting with access to jogging, biking, and hiking trails. It is also located within minutes of local amenities, restaurants, shopping, fitness centers, daycare facilities, championship golf courses, public transportation, and freeway onramps. This property presents an owner-user or investment opportunity in a prime Valencia location.
Key Highlights
- Prime Valencia location with major street visibility and building signage.
- High‑image Class‑A freestanding office building.
- Divisible floor plates suitable for multiple suites or single user.
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
$502,150
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
7.23%
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%
$10,043,000
$10.0M
Cap Rate 7%
$7,173,571
$7.2M
Cap Rate 9%
$5,579,444
$5.6M
Market Conditions
NOI Build-Up for 22,972 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
$882.1K $38.40/SF
− Vacancy
−$212.6K −$9.25/SF
EGI
$669.5K $29.15/SF
− OpEx
−$167.4K −$7.29/SF
NOI
$502.1K $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%
$10,043,000
Cap Rate 7%
$7,173,571
Cap Rate 9%
$5,579,444
Alternative Uses
Best Use
Office B
$7.17M
$6.28M – $8.37M
NOI $502,150 @ 7.0% cap · market cap 7.23%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$12.30M
$10.76M – $14.35M
NOI $860,938 @ 7.0% cap · market cap 12.39%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,721
Businesses Nearby
Explore this area
Business Placement
Demographics for 91355, CA
32,886
Population
12,338
Households
2.7
Avg Household Size
42
Median Age
49%
College-Educated
97%
High-School Grad
13.2 sq mi
ZIP Area
2,491
Density / Sq Mi
$109,348
Median Household Income
$65,609
Median Earnings
$2,704
Median Rent
$744,300
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 - Class-A office building in Valencia with flexible layouts and modern amenities.
Where is this office building located?
The property is located at 25106 Ave Tibbitts Valencia, CA.
What is the asking price?
The asking price for this property is $6,950,000.
What are key features of this property?
This property features: Prime Valencia location with major street visibility and building signage.; High‑image Class‑A freestanding office building.; Divisible floor plates suitable for multiple suites or single user.
