Professional Office Condominium
For Sale
$2,880,000
425 W Bonita Avenue San Dimas, San Dimas, CA 91773
Bulk sale of 17 individually parceled office condo units with optional contiguous owner-user package configurations.
Property Size9,227 SF
Price / SF$312.13
Days on Market52
Property Features for 425 W Bonita Avenue San Dimas
General Information
Standard status
Active
Size
9,227 SF
Additional Details
Office Units
17
Amenities
1
true
2
Assessor
Rectangular Lot
Public
39272
0.9016
9227
Building Details
Building Size
9,227 SF
Year Built
1980
Buildings
1
Listing Agency:
PureMotive Realty Inc.; 6265569500
(909) 328-1567
Listed By:
Dwayne Seah · License #01951853
(909) 328-1567
Source:
Rmarealty
Added: Jul 9
Changed: Aug 28
Last Checked: Aug 29 at 6:23AM
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 PureMotive Realty Inc.; 6265569500
Investment Insights
Based on property information with market context.
This offering presents a bulk sale of 17 individually parceled commercial condo units within the Plaza Del Rancho professional building. The owner is also offering optional 4- to 5-unit contiguous combinations, which may support owner-user needs requiring a larger, customizable footprint. Unit sizes within the building are described as ranging from approximately 1,446 to 2,311 square feet, with contiguous suite combinations cited between approximately 2,249 and 2,355 square feet, plus a standalone 2,311 square foot unit (#110). The property is presented as a well-maintained building with long-term ownership and consistent maintenance management.
The complex is located at 425 W Bonita Avenue in San Dimas, California, and the remarks note a prime location near a future Gold Line (L Line) station. The offering is positioned as suitable for medical/dental practices, law firms, financial services, therapy clinics, or other professional office users seeking office space within a multi-unit professional condominium setting.
For buyers, the structure allows either acquisition of the full 17-unit portfolio or selection of contiguous packages of 4 to 5 units, depending on operational and space requirements.
The complex is located at 425 W Bonita Avenue in San Dimas, California, and the remarks note a prime location near a future Gold Line (L Line) station. The offering is positioned as suitable for medical/dental practices, law firms, financial services, therapy clinics, or other professional office users seeking office space within a multi-unit professional condominium setting.
For buyers, the structure allows either acquisition of the full 17-unit portfolio or selection of contiguous packages of 4 to 5 units, depending on operational and space requirements.
Key Highlights
- Bulk sale of 17 individually parceled office condo units in Plaza Del Rancho at 425 W Bonita Avenue, San Dimas, CA 91773
- Optional contiguous owner‑user packages available for 4–5 units, with suite combinations ranging from 2,249 to 2,355 SF
- Standalone 2,311 SF unit (#110) also available as part of the package options
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
$201,695
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
7.00%
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%
$4,033,900
$4.0M
Cap Rate 7%
$2,881,357
$2.9M
Cap Rate 9%
$2,241,056
$2.2M
Market Conditions
NOI Build-Up for 9,227 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
$354.3K $38.40/SF
− Vacancy
−$85.4K −$9.25/SF
EGI
$268.9K $29.15/SF
− OpEx
−$67.2K −$7.29/SF
NOI
$201.7K $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%
$4,033,900
Cap Rate 7%
$2,881,357
Cap Rate 9%
$2,241,056
Alternative Uses
Best Use
Office B
$2.88M
$2.52M – $3.36M
NOI $201,695 @ 7.0% cap · market cap 7.00%
Second Best
Healthcare Medical
$2.50M
$2.19M – $2.92M
NOI $174,980 @ 7.0% cap · market cap 6.08%
Theoretical Best
Office A
$4.94M
$4.32M – $5.76M
NOI $345,807 @ 7.0% cap · market cap 12.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
17
Office units
Location Intelligence
Trade Area within ½ mile
1,654
Businesses Nearby
Explore this area
Business Placement
Demographics for 91773, CA
34,592
Population
12,363
Households
2.8
Avg Household Size
44
Median Age
40%
College-Educated
93%
High-School Grad
15.0 sq mi
ZIP Area
2,306
Density / Sq Mi
$105,926
Median Household Income
$51,673
Median Earnings
$2,232
Median Rent
$754,700
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 units - Bulk sale of 17 individually parceled office condo units with optional contiguous owner-user package configurations.
Where is this office units located?
The property is located at 425 W Bonita Avenue San Dimas San Dimas, CA.
What is the asking price?
The asking price for this property is $2,880,000.
What are key features of this property?
This property features: Bulk sale of 17 individually parceled office condo units in Plaza Del Rancho at 425 W Bonita Avenue, San Dimas, CA 91773; Optional contiguous owner‑user packages available for 4–5 units, with suite combinations ranging from 2,249 to 2,355 SF; Standalone 2,311 SF unit (#110) also available as part of the package options
