Four-Story Office
For Sale
Contact for pricing
430 S Garfield Ave, Alhambra, CA 91801
Multi-level office property with structured parking and adaptive reuse potential subject to city approvals.
Property Size24,120 SF
Lot Size0.51 Acres
Price / SF$480.43
Days on Market133
Property Features for 430 S Garfield Ave
General Information
Standard status
Active
Size
24,120 SF
Class
B
Total Parking Spaces
92
Lot size
0.51 Acres
Property subtype
Office
Zoning
ALCPD
Occupancy
95%
Investment Type
Value Add
Building Details
Year Built
1984
Year Renovated
2024
Buildings
1
Stories
4
Units
90
Building Size
24,120 SF
Listing Agency:
IRN Realty
Listed By:
Frank Chang · License #CA 01976083
Source:
Crexi
Added: Apr 23
Changed: Sep 1
Last Checked: Sep 1 at 1:55AM
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 IRN Realty
Investment Insights
Based on property information with market context.
The property is a four-story office building containing approximately 24,120 square feet on an approximately 0.51-acre parcel. Constructed in 1984, the building includes structured parking and is positioned along Garfield Avenue. Its multi-level configuration supports continued office use or potential repositioning, including medical office, office condominium, residential apartment, or residential condominium concepts, subject to city approvals.
Located at 430 S Garfield Ave in Alhambra, the property is approximately 8 miles from Downtown Los Angeles and near Pasadena, San Gabriel, and Monterey Park. The site is identified with ALCPD zoning.
Located at 430 S Garfield Ave in Alhambra, the property is approximately 8 miles from Downtown Los Angeles and near Pasadena, San Gabriel, and Monterey Park. The site is identified with ALCPD zoning.
Key Highlights
- Approximately 24,120‑square‑foot office building
- Four‑story configuration with structured parking
- Approximately 0.51‑acre parcel
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
$527,244
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
4.55%
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%
$10,544,880
$10.5M
Cap Rate 7%
$7,532,057
$7.5M
Cap Rate 9%
$5,858,267
$5.9M
Market Conditions
NOI Build-Up for 24,120 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
$926.2K $38.40/SF
− Vacancy
−$223.2K −$9.25/SF
EGI
$703.0K $29.15/SF
− OpEx
−$175.7K −$7.29/SF
NOI
$527.2K $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%
$10,544,880
Cap Rate 7%
$7,532,057
Cap Rate 9%
$5,858,267
Alternative Uses
Best Use
Office B
$7.53M
$6.59M – $8.79M
NOI $527,244 @ 7.0% cap · market cap 4.55%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$12.91M
$11.30M – $15.07M
NOI $903,963 @ 7.0% cap · market cap 7.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,992
Businesses Nearby
Explore this area
Business Placement
Demographics for 91801, CA
53,669
Population
21,702
Households
2.5
Avg Household Size
41
Median Age
41%
College-Educated
85%
High-School Grad
4.3 sq mi
ZIP Area
12,481
Density / Sq Mi
$85,549
Median Household Income
$47,855
Median Earnings
$1,879
Median Rent
$797,000
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 - Multi-level office property with structured parking and adaptive reuse potential subject to city approvals.
Where is this office building located?
The property is located at 430 S Garfield Ave Alhambra, CA.
What is the asking price?
The asking price for this property is $11,588,000.
What are key features of this property?
This property features: Approximately 24,120‑square‑foot office building; Four‑story configuration with structured parking; Approximately 0.51‑acre parcel
