Single-Story Medical Office
For Sale
$2,670,000
Pending
27875 Smyth Drive, Valencia, CA 91355
Fully occupied by three healthcare users under NNN, CAM-reimbursed leases.
Property Size5,900 SF
Days on Market366
Property Features for 27875 Smyth Drive
General Information
Standard status
Pending
Size
5,900 SF
Elevators
No
Property subtype
Commercial/Industrial
Occupancy
100%
Building Details
Year Built
2005
Buildings
1
Stories
1
Building Size
5,900 SF
Tenancy
Multi
Listing Agency:
Warmstone Advisors
(805) 722-7095
Listed By:
Jamie Warm · License #02192518
(805) 722-7095
Source:
Exitrealty
Added: Aug 31, 2025
Changed: Aug 31
Last Checked: Aug 31 at 5:15AM
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 Warmstone Advisors
Investment Insights
Based on property information with market context.
Built in 2005, this approximately 5,900 SF medical office building is arranged as a single-story, garden-style property with direct walk-up access to each suite. The building is 100% leased to three healthcare users: LabCorp, urgent care, and podiatry. Lease structures are NNN with CAM reimbursement. The property is professionally managed and reported to have no deferred maintenance.
The building is located at 27875 Smyth Drive in Valencia, across from Valencia High School and near Henry Mayo Newhall Hospital. Major arterials serving Santa Clarita are nearby, and surrounding residential expansion and new housing development provide additional local context. On-site parking supports the building’s medical-office use, while the absence of elevators simplifies access to the individual suites.
The building is located at 27875 Smyth Drive in Valencia, across from Valencia High School and near Henry Mayo Newhall Hospital. Major arterials serving Santa Clarita are nearby, and surrounding residential expansion and new housing development provide additional local context. On-site parking supports the building’s medical-office use, while the absence of elevators simplifies access to the individual suites.
Key Highlights
- ±5,900 SF single‑story medical office building built in 2005
- 100% leased to three healthcare users: LabCorp, urgent care, and podiatry
- NNN leases with CAM reimbursement
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
$128,969
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
4.83%
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%
$2,579,380
$2.6M
Cap Rate 7%
$1,842,414
$1.8M
Cap Rate 9%
$1,432,989
$1.4M
Market Conditions
NOI Build-Up for 5,900 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
$226.6K $38.40/SF
− Vacancy
−$54.6K −$9.25/SF
EGI
$172.0K $29.15/SF
− OpEx
−$43.0K −$7.29/SF
NOI
$129.0K $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%
$2,579,380
Cap Rate 7%
$1,842,414
Cap Rate 9%
$1,432,989
Alternative Uses
Best Use
Office B
$1.84M
$1.61M – $2.15M
NOI $128,969 @ 7.0% cap · market cap 4.83%
Second Best
Healthcare Medical
$1.60M
$1.40M – $1.86M
NOI $111,887 @ 7.0% cap · market cap 4.19%
Theoretical Best
Office A
$3.16M
$2.76M – $3.69M
NOI $221,119 @ 7.0% cap · market cap 8.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,864
Businesses Nearby
Well-served
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 Office 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?
Medical Office Space - Fully occupied by three healthcare users under NNN, CAM-reimbursed leases.
Where is this medical office space located?
The property is located at 27875 Smyth Drive Valencia, CA.
What is the asking price?
The asking price for this property is $2,670,000.
What are key features of this property?
This property features: ±5,900 SF single‑story medical office building built in 2005; 100% leased to three healthcare users: LabCorp, urgent care, and podiatry; NNN leases with CAM reimbursement
