Freestanding Retail
For Sale
Contact for pricing
526 W Foothill Blvd, Glendora, CA 91741
Freestanding retail building currently leased on a month-to-month basis to a national tenant.
Property Size14,873 SF
Price / SF$403.42
Days on Market311
Property Features for 526 W Foothill Blvd
General Information
Standard status
Active
Size
14,873 SF
Property subtype
RETAIL
Listing Agency:
Re/Max Commercial
(909) 364-8380
Listed By:
Jorge Yamzon
(626) 786-5869
Source:
Moodyscre
Added: Nov 7, 2025
Changed: Sep 11
Last Checked: Sep 13 at 9:43AM
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 Re/Max Commercial
Investment Insights
Based on property information with market context.
This freestanding retail building is positioned for a variety of commercial uses, including medical, assisted living facilities, retail, or office. The property offers an owner-user option as well as investment potential, with the space currently leased on a month-to-month (MTM) basis to a national tenant.
Located at 526 W Foothill Blvd in Glendora, California, the building’s standalone configuration supports straightforward operations for a single tenant footprint.
Offered for sale as a free standing commercial structure, it is presented as a flexible real estate holding with existing MTM tenancy in place.
Located at 526 W Foothill Blvd in Glendora, California, the building’s standalone configuration supports straightforward operations for a single tenant footprint.
Offered for sale as a free standing commercial structure, it is presented as a flexible real estate holding with existing MTM tenancy in place.
Key Highlights
- Free‑standing retail building suited for multiple commercial uses, including medical, assisted living, retail, or office
- Currently leased on a month‑to‑month (MTM) basis
- Leased to a national tenant under the current MTM arrangement
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
$329,059
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
5.48%
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%
$6,581,180
$6.6M
Cap Rate 7%
$4,700,843
$4.7M
Cap Rate 9%
$3,656,211
$3.7M
Market Conditions
NOI Build-Up for 14,873 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
$503.3K $33.84/SF
− Vacancy
−$33.2K −$2.23/SF
EGI
$470.1K $31.61/SF
− OpEx
−$141.0K −$9.48/SF
NOI
$329.1K $22.12/SF
Area
Los Angeles County, CA
Vacancy
6.60%
Lease Rate
$33.84 /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%
$6,581,180
Cap Rate 7%
$4,700,843
Cap Rate 9%
$3,656,211
Alternative Uses
Best Use
Retail
$4.70M
$4.11M – $5.48M
NOI $329,059 @ 7.0% cap · market cap 5.48%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$7.96M
$6.97M – $9.29M
NOI $557,406 @ 7.0% cap · market cap 9.29%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
2,392
Businesses Nearby
159k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 37%
Shops & Services 33%
Groceries 22%
Apparel 4%
VONS
Groceries
34,913 visits/mo
0.2 miles
The Hat
Dining
18,266 visits/mo
0.4 miles
Starbucks
Dining
12,908 visits/mo
0.2 miles
Wells Fargo
Shops & Services
12,594 visits/mo
0.5 miles
Bank of America
Shops & Services
11,438 visits/mo
0.5 miles
Demographics for 91741, CA
26,999
Population
9,267
Households
2.9
Avg Household Size
43
Median Age
47%
College-Educated
96%
High-School Grad
20.4 sq mi
ZIP Area
1,323
Density / Sq Mi
$127,063
Median Household Income
$56,502
Median Earnings
$2,212
Median Rent
$923,700
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in West region
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Frequently Asked Questions
What type of property is this?
Retail space - Freestanding retail building currently leased on a month-to-month basis to a national tenant.
Where is this retail space located?
The property is located at 526 W Foothill Blvd Glendora, CA.
What is the asking price?
The asking price for this property is $6,000,000.
What are key features of this property?
This property features: Free‑standing retail building suited for multiple commercial uses, including medical, assisted living, retail, or office; Currently leased on a month‑to‑month (MTM) basis; Leased to a national tenant under the current MTM arrangement
