Office/Flex Condo in
For Sale
$954,408
Pending
25239 Avenue Tibbitts, Valencia, CA 91355
Office/Flex condo available for sale in Valencia, California.
Property Size2,760 SF
Days on Market152
Property Features for 25239 Avenue Tibbitts
General Information
Standard status
Pending
Size
2,760 SF
Property subtype
Industrial
Listing Agency:
CBRE LA
(818) 502-6745
Listed By:
Sam Glendon, SIOR · License #01826689
(818) 502-6745
Source:
Cbre
Added: Mar 25
Changed: Aug 14
Last Checked: Aug 14 at 6:04AM
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.
This office/flex condo is located within the RiverCourt development. The unit is currently configured with approximately 90% office space and 10% warehouse space. There is an option to modify the layout to approximately 65% office space and 35% high-clearance warehouse area by removing some of the ground floor office space. The property is available vacant for an owner/user. The unit includes 2,577 square feet of office space, one 12'x14' grade-level door, 250 Amps of 277/480V, 3 Phase 4 Wire power, and two restrooms. There are six parking spaces available. The property is situated in close proximity to the 5 Freeway and various amenities.
Key Highlights
- Available vacant for owner/user.
- High image unit within premier business park.
- Close proximity to 5 Freeway and countless amenities.
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
$32,254
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
3.38%
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%
$645,080
$645.1K
Cap Rate 7%
$460,771
$460.8K
Cap Rate 9%
$358,378
$358.4K
Market Conditions
NOI Build-Up for 2,760 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
$49.0K $17.76/SF
− Vacancy
−$2.9K −$1.07/SF
EGI
$46.1K $16.69/SF
− OpEx
−$13.8K −$5.01/SF
NOI
$32.3K $11.69/SF
Area
Los Angeles County, CA
Vacancy
6.00%
Lease Rate
$17.76 /SF/Yr
Expense Ratio
30.00%
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%
$645,080
Cap Rate 7%
$460,771
Cap Rate 9%
$358,378
Alternative Uses
Best Use
Industrial
$460.8K
$403.2K – $537.6K
NOI $32,254 @ 7.0% cap · market cap 3.38%
Second Best
Flex RnD
$352.0K
$308.0K – $410.7K
NOI $24,640 @ 7.0% cap · market cap 2.58%
Theoretical Best
Office A
$1.48M
$1.29M – $1.72M
NOI $103,439 @ 7.0% cap · market cap 10.84%
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
Balanced
Demand for This Use
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 Industrial in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Flex space - Office/Flex condo available for sale in Valencia, California.
Where is this flex space located?
The property is located at 25239 Avenue Tibbitts Valencia, CA.
What is the asking price?
The asking price for this property is $954,408.
What are key features of this property?
This property features: Available vacant for owner/user.; High image unit within premier business park.; Close proximity to 5 Freeway and countless amenities.
