Retail Building with
New
For Sale
$1,700,000
3447 Ocean View, Glendale, CA 91208
Flexible commercial layout combines a prominent showroom, reception area, private offices, and two restrooms.
Property Size2,375 SF
Days on Market5
Property Features for 3447 Ocean View
General Information
Standard status
Active
Size
2,375 SF
Property subtype
Retail
Building Details
Building Size
2,375 SF
Year Built
1946
Listing Agency:
Remax Optima
(818) 521-7788
Listed By:
Khajak Nazarian · License #00962521
Source:
Truthrealty
Added: Aug 27
Changed: Aug 31
Last Checked: Aug 30 at 7:40PM
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 Remax Optima
Investment Insights
Based on property information with market context.
Built in 1946, this retail property offers a flexible interior suited to retail or office use. The layout includes an expansive showroom, reception area, private offices, and two restrooms, providing a practical combination of customer-facing and administrative space.
The property is situated in Glendale’s Montrose Village area, with walking access to local restaurants, coffee shops, bakeries, and entertainment. Regional connectivity includes proximity to the 210 and 2 freeways, with the 134 freeway also a short drive away. Downtown Los Angeles, the San Fernando Valley, and the San Gabriel Valley are within convenient reach.
The property is situated in Glendale’s Montrose Village area, with walking access to local restaurants, coffee shops, bakeries, and entertainment. Regional connectivity includes proximity to the 210 and 2 freeways, with the 134 freeway also a short drive away. Downtown Los Angeles, the San Fernando Valley, and the San Gabriel Valley are within convenient reach.
Key Highlights
- Retail property with open floor plan
- Large showroom with reception area
- Private offices and two restrooms
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
$88,702
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
5.22%
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%
$1,774,040
$1.8M
Cap Rate 7%
$1,267,171
$1.3M
Cap Rate 9%
$985,578
$985.6K
Market Conditions
NOI Build-Up for 2,375 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
$134.8K $56.76/SF
− Vacancy
−$8.1K −$3.41/SF
EGI
$126.7K $53.35/SF
− OpEx
−$38.0K −$16.01/SF
NOI
$88.7K $37.35/SF
Area
Glendale, CA
Vacancy
6.00%
Lease Rate
$56.76 /SF/Yr
Expense Ratio
30.00%
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%
$1,774,040
Cap Rate 7%
$1,267,171
Cap Rate 9%
$985,578
Alternative Uses
Best Use
Retail
$1.27M
$1.11M – $1.48M
NOI $88,702 @ 7.0% cap · market cap 5.22%
Second Best
Office B
$667.6K
$584.1K – $778.9K
NOI $46,731 @ 7.0% cap · market cap 2.75%
Theoretical Best
Specialty Retail
$1.43M
$1.25M – $1.67M
NOI $99,987 @ 7.0% cap · market cap 5.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,879
Businesses Nearby
Explore this area
Business Placement
Demographics for 91208, CA
16,776
Population
6,450
Households
2.6
Avg Household Size
45
Median Age
62%
College-Educated
95%
High-School Grad
7.4 sq mi
ZIP Area
2,267
Density / Sq Mi
$131,229
Median Household Income
$63,676
Median Earnings
$2,361
Median Rent
$1,276,300
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?
Retail space - Flexible commercial layout combines a prominent showroom, reception area, private offices, and two restrooms.
Where is this retail space located?
The property is located at 3447 Ocean View Glendale, CA.
What is the asking price?
The asking price for this property is $1,700,000.
What are key features of this property?
This property features: Retail property with open floor plan; Large showroom with reception area; Private offices and two restrooms
