Medical Office Suite with Private
For Sale
$580,000
2707 E Valley Boulevard, West Covina, CA 91792
Commercial Sale, West Covina, CA
Property Size880 SF
Price / SF$659.09
Days on Market117
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) 589-1899
Added: Jun 8
Changed: Sep 2
Last Checked: Oct 2 at 3:06AM
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-square-foot medical office suite is configured for practical day-to-day operations, with five private rooms, a reception area, a waiting room, and a private restroom within the unit. Central air serves the space, which is located in Nogales Medical and Professional Plaza, completed in 2009.
The property includes plentiful on-site parking and convenient access to the 60 Fwy. Its existing room arrangement and front-of-house areas support a medical practice or general office use without relying on a large open-plan layout.
The property includes plentiful on-site parking and convenient access to the 60 Fwy. Its existing room arrangement and front-of-house areas support a medical practice or general office use without relying on a large open-plan layout.
Key Highlights
- 880 SF medical office suite in Nogales Medical and Professional Plaza
- Five private rooms plus reception and waiting areas
- Private in‑unit restroom and central air
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
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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
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
Questions? Ask Rey
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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 - Central air, reception and waiting areas, and an in-unit restroom support medical or general office use.
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 medical office suite in Nogales Medical and Professional Plaza; Five private rooms plus reception and waiting areas; Private in‑unit restroom and central air
