Medical Office Suite with
For Sale
$580,000
2707 E Valley Boulevard, West Covina, CA 91792
SINGLE_FAMILY - West Covina, CA
Property Size880 SF
Price / SF$659.09
Days on Market71
Property Features for 2707 E Valley Boulevard
General Information
Property type
Residential
Property subtype
Office
Directions
Parking Lot and Entrance On Valley Blvd
Subdivision
669 - West Covina
Standard status
Active
APN
8725017038
Utilities
Cooling system
Central Air
Building Details
Year built
2009
Listing Agency:
MANREALTY.COM
(626) 872-0608
Listed By:
WENDY HUI · License #02155505
(626) 872-0608
Added: Jun 8
Changed: Jul 8
Last Checked: Aug 17 at 5:06AM
MLS# WS26125779
Copyright © 2026 California Regional Multiple Listing Service, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 880 SF medical or professional office suite is located within the Nogales Medical and Professional Plaza. The interior layout is built for client-facing use, featuring five private rooms, a reception area, a waiting room, and a private in-unit restroom.
The suite is positioned at 2707 E Valley Boulevard in West Covina, with easy access to the 60 Fwy. On-site parking is described as plentiful for staff and visitors.
The configuration supports a variety of tenant needs, including medical practices that require multiple exam or consultation rooms, as well as general office users looking for a reception and waiting area plus private offices. The in-suite restroom and dedicated room count help streamline day-to-day operations while maintaining a clear patient or client flow.
The suite is positioned at 2707 E Valley Boulevard in West Covina, with easy access to the 60 Fwy. On-site parking is described as plentiful for staff and visitors.
The configuration supports a variety of tenant needs, including medical practices that require multiple exam or consultation rooms, as well as general office users looking for a reception and waiting area plus private offices. The in-suite restroom and dedicated room count help streamline day-to-day operations while maintaining a clear patient or client flow.
Key Highlights
- 880 SF suite in the Nogales Medical and Professional Plaza
- Functional layout includes 5 private rooms plus reception and a waiting room
- Private in‑unit restroom for the suite
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
$18,850
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
3.25%
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%
$377,000
$377.0K
Cap Rate 7%
$269,286
$269.3K
Cap Rate 9%
$209,444
$209.4K
Market Conditions
NOI Build-Up for 880 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
$29.6K $33.60/SF
− Vacancy
−$4.4K −$5.04/SF
EGI
$25.1K $28.56/SF
− OpEx
−$6.3K −$7.14/SF
NOI
$18.8K $21.42/SF
Area
West Covina, 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%
$377,000
Cap Rate 7%
$269,286
Cap Rate 9%
$209,444
Alternative Uses
Best Use
Office B
$269.3K
$235.6K – $314.2K
NOI $18,850 @ 7.0% cap · market cap 3.25%
Second Best
Healthcare Medical
$203.7K
$178.2K – $237.6K
NOI $14,256 @ 7.0% cap · market cap 2.46%
Theoretical Best
Multifamily LT 5
$17.83M
$15.60M – $20.80M
NOI $1,247,979 @ 7.0% cap · market cap 215.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,168
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 91792, CA
30,683
Population
9,673
Households
3.2
Avg Household Size
39
Median Age
34%
College-Educated
87%
High-School Grad
3.8 sq mi
ZIP Area
8,074
Density / Sq Mi
$96,383
Median Household Income
$45,687
Median Earnings
$2,199
Median Rent
$653,800
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Walnut Valley Animal Hospital — 844 Nogales St, Rowland Heights, CA 91748
Frequently Asked Questions
What type of property is this?
Medical Office Space - Suite includes five private rooms, reception, waiting area, and an in-unit restroom, with ample on-site parking.
Where is this medical office space located?
The property is located at 2707 E Valley Boulevard West Covina, CA.
What is the asking price?
The asking price for this property is $580,000.
What are key features of this property?
This property features: 880 SF suite in the Nogales Medical and Professional Plaza; Functional layout includes 5 private rooms plus reception and a waiting room; Private in‑unit restroom for the suite
