Boutique Office with
For Sale
Contact for pricing
2880 West Valley Boulevard, Alhambra, CA 91803
Two detached office buildings offer private offices, conference space, and secure on-site parking with courtyard seating.
Property Size3,154 SF
Lot Size0.10 Acres
Price / SF$428.03
Days on Market60
Property Features for 2880 West Valley Boulevard
General Information
Standard status
Active
Size
3,154 SF
Total Parking Spaces
5
Lot size
0.10 Acres
Property subtype
Office, Mixed Use
Zoning
ALCPD*
Investment Type
Owner/User
Site & Location
Highway Access
Yes
Road Access
Yes
Amenities
private offices
conference areas
reception space
multiple restrooms
kitchen area
storage
secure on-site parking
central courtyard
covered architectural pergola
Building Details
Year Built
1946
Year Renovated
2014
Buildings
2
Listing Agency:
KW Commercial
(818) 432-1500
Listed By:
Megan Husri · License #DRE#02089901
Source:
Crexi
Added: Jul 2
Changed: Aug 26
Last Checked: Aug 29 at 10:52AM
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 KW Commercial
Investment Insights
Based on property information with market context.
2880 and 2880 1/2 W Valley Boulevard is a boutique office property comprised of two detached office structures on a single lot. The spaces include private offices, reception areas, conference rooms, multiple restrooms, a kitchen area, storage, and a central courtyard with a covered pergola. The front building provides a functional office and conference layout, while the rear two-story structure includes additional office and meeting areas, along with a private second-floor workspace.
The property sits along West Valley Boulevard with access from both the main boulevard and a rear alley, supporting visibility and privacy. It also includes secure on-site parking, with convenient access to nearby areas including Alhambra, San Gabriel, South Pasadena, and Downtown Alhambra, as well as the 710 and 10 freeways.
Designed for flexibility, the multi-building configuration can support an owner-user or a professional-services and creative office operation seeking a smaller commercial asset.
The property sits along West Valley Boulevard with access from both the main boulevard and a rear alley, supporting visibility and privacy. It also includes secure on-site parking, with convenient access to nearby areas including Alhambra, San Gabriel, South Pasadena, and Downtown Alhambra, as well as the 710 and 10 freeways.
Designed for flexibility, the multi-building configuration can support an owner-user or a professional-services and creative office operation seeking a smaller commercial asset.
Key Highlights
- Two detached office buildings on an approximately 4,495 SF lot with a reported 3,154 SF building area (buyer to verify)
- Flexible multi‑building layout with private offices, reception, conference/meeting areas, multiple restrooms, and kitchen area
- Rear two‑story office structure includes additional office and meeting areas plus a private second‑floor workspace
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
$68,944
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
5.11%
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%
$1,378,880
$1.4M
Cap Rate 7%
$984,914
$984.9K
Cap Rate 9%
$766,044
$766.0K
Market Conditions
NOI Build-Up for 3,154 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
$121.1K $38.40/SF
− Vacancy
−$29.2K −$9.25/SF
EGI
$91.9K $29.15/SF
− OpEx
−$23.0K −$7.29/SF
NOI
$68.9K $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%
$1,378,880
Cap Rate 7%
$984,914
Cap Rate 9%
$766,044
Alternative Uses
Best Use
Office B
$984.9K
$861.8K – $1.15M
NOI $68,944 @ 7.0% cap · market cap 5.11%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.69M
$1.48M – $1.97M
NOI $118,205 @ 7.0% cap · market cap 8.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,072
Businesses Nearby
Explore this area
Business Placement
Demographics for 91803, CA
29,374
Population
10,439
Households
2.8
Avg Household Size
42
Median Age
37%
College-Educated
80%
High-School Grad
3.3 sq mi
ZIP Area
8,901
Density / Sq Mi
$84,537
Median Household Income
$47,579
Median Earnings
$1,790
Median Rent
$831,800
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 - Two detached office buildings offer private offices, conference space, and secure on-site parking with courtyard seating.
Where is this office building located?
The property is located at 2880 West Valley Boulevard Alhambra, CA.
What is the asking price?
The asking price for this property is $1,350,000.
What are key features of this property?
This property features: Two detached office buildings on an approximately 4,495 SF lot with a reported 3,154 SF building area (buyer to verify); Flexible multi‑building layout with private offices, reception, conference/meeting areas, multiple restrooms, and kitchen area; Rear two‑story office structure includes additional office and meeting areas plus a private second‑floor workspace
