Creative Office
For Sale
$5,600,000
320 E Harvard Street, Glendale, CA 91205
Stand-alone bow-truss office building with open workspace, private offices, meeting space, multiple restrooms, kitchen, and patio.
Property Size9,530 SF
Days on Market94
Property Features for 320 E Harvard Street
General Information
Standard status
Active
Size
9,530 SF
Property subtype
Creative Office
Additional Details
Highway Access
Yes
Amenities
private offices
conference rooms
bathrooms
kitchen
server room
outdoor patio/deck
Building Details
Building Size
9,530 SF
Year Built
1997
Construction
bow-truss
Listing Agency:
Lee & Associates - West L.A.
Listed By:
Aleks Trifunovic, SIOR
(310) 753-0653
Source:
Lee-associates
Added: Jun 17
Changed: Sep 17
Last Checked: Sep 16 at 5:37PM
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 Lee & Associates - West L.A.
Investment Insights
Based on property information with market context.
The Osborn Building is a stand-alone creative office property featuring bow-truss architecture and a mix of expansive open workspace and private offices. The interior includes conference rooms, multiple bathrooms, a large kitchen, and a server room, along with an expansive outdoor patio/deck for additional workspace or gathering space.
Located in Downtown Glendale at 320 E. Harvard Street, the building offers convenient access to nearby retail, restaurants, hotels, and entertainment. Public remarks also note proximity to the Americana, Glendale Galleria, and major area freeways.
The layout supports both collaborative and more private work settings with dedicated meeting space and shared amenities throughout the building.
Located in Downtown Glendale at 320 E. Harvard Street, the building offers convenient access to nearby retail, restaurants, hotels, and entertainment. Public remarks also note proximity to the Americana, Glendale Galleria, and major area freeways.
The layout supports both collaborative and more private work settings with dedicated meeting space and shared amenities throughout the building.
Key Highlights
- 1997‑built stand‑alone office building with distinctive bow‑truss design
- Downtown Glendale location at 320 E. Harvard Street
- Office layout includes expansive open workspace plus private offices and conference rooms
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
$187,515
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
3.35%
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%
$3,750,300
$3.8M
Cap Rate 7%
$2,678,786
$2.7M
Cap Rate 9%
$2,083,500
$2.1M
Market Conditions
NOI Build-Up for 9,530 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
$314.5K $33.00/SF
− Vacancy
−$64.5K −$6.77/SF
EGI
$250.0K $26.24/SF
− OpEx
−$62.5K −$6.56/SF
NOI
$187.5K $19.68/SF
Area
Glendale, CA
Vacancy
20.50%
Lease Rate
$33.00 /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%
$3,750,300
Cap Rate 7%
$2,678,786
Cap Rate 9%
$2,083,500
Alternative Uses
Best Use
Office B
$2.68M
$2.34M – $3.13M
NOI $187,515 @ 7.0% cap · market cap 3.35%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$5.73M
$5.02M – $6.69M
NOI $401,211 @ 7.0% cap · market cap 7.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
7,602
Businesses Nearby
Explore this area
Business Placement
Demographics for 91205, CA
36,693
Population
14,424
Households
2.5
Avg Household Size
41
Median Age
39%
College-Educated
84%
High-School Grad
1.9 sq mi
ZIP Area
19,312
Density / Sq Mi
$59,005
Median Household Income
$42,393
Median Earnings
$1,890
Median Rent
$763,100
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
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Frequently Asked Questions
What type of property is this?
Creative space - Stand-alone bow-truss office building with open workspace, private offices, meeting space, multiple restrooms, kitchen, and patio.
Where is this creative space located?
The property is located at 320 E Harvard Street Glendale, CA.
What is the asking price?
The asking price for this property is $5,600,000.
What are key features of this property?
This property features: 1997‑built stand‑alone office building with distinctive bow‑truss design; Downtown Glendale location at 320 E. Harvard Street; Office layout includes expansive open workspace plus private offices and conference rooms
