Office Building with Elevator
For Sale
Contact for pricing
599 S Barranca St, West Covina, CA 91723
Office building for sale featuring a rounded corner facade, basement and penthouse levels, and elevator service.
Property Size25,923 SF
Price / SF$265.71
Days on Market67
Property Features for 599 S Barranca St
General Information
Standard status
Active
Size
25,923 SF
Property subtype
OFFICE
Listing Agency:
Lee & Associates
(626) 535-9888
Listed By:
Christopher Larimore · License #01314464
(626) 240-2788
Source:
Moodyscre
Added: Jul 10
Changed: Aug 14
Last Checked: Sep 14 at 6:55AM
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 Lee & Associates
Investment Insights
Based on property information with market context.
This office building is for sale and features a prominent rounded corner facade. The property includes a basement level and a penthouse, with both subterranean and surface parking. Multiple entrances are available, and the building is served by elevator service.
The property includes parking to support tenant access, with options located both below grade and at the surface. Multiple entry points provide flexibility for building circulation.
Overall, the configuration is geared toward office occupancy with an elevator-served layout spanning the building’s main, basement, and penthouse levels.
The property includes parking to support tenant access, with options located both below grade and at the surface. Multiple entry points provide flexibility for building circulation.
Overall, the configuration is geared toward office occupancy with an elevator-served layout spanning the building’s main, basement, and penthouse levels.
Key Highlights
- Office building for sale with a prominent rounded corner facade
- Includes basement level and penthouse (both subterranean and surface levels)
- Elevator service serving multiple levels
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
$555,271
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
8.06%
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%
$11,105,420
$11.1M
Cap Rate 7%
$7,932,443
$7.9M
Cap Rate 9%
$6,169,678
$6.2M
Market Conditions
NOI Build-Up for 25,923 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
$871.0K $33.60/SF
− Vacancy
−$130.7K −$5.04/SF
EGI
$740.4K $28.56/SF
− OpEx
−$185.1K −$7.14/SF
NOI
$555.3K $21.42/SF
Area
West Covina, CA
Vacancy
15.00%
Lease Rate
$33.60 /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%
$11,105,420
Cap Rate 7%
$7,932,443
Cap Rate 9%
$6,169,678
Alternative Uses
Best Use
Office B
$7.93M
$6.94M – $9.25M
NOI $555,271 @ 7.0% cap · market cap 8.06%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$525.18M
$459.54M – $612.72M
NOI $36,762,909 @ 7.0% cap · market cap 533.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
312
Businesses Nearby
Explore this area
Business Placement
Demographics for 91723, CA
19,653
Population
6,516
Households
3
Avg Household Size
38
Median Age
25%
College-Educated
87%
High-School Grad
2.3 sq mi
ZIP Area
8,545
Density / Sq Mi
$87,363
Median Household Income
$44,154
Median Earnings
$1,711
Median Rent
$663,800
Median Home Value
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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?
Office building - Office building for sale featuring a rounded corner facade, basement and penthouse levels, and elevator service.
Where is this office building located?
The property is located at 599 S Barranca St West Covina, CA.
What is the asking price?
The asking price for this property is $6,888,000.
What are key features of this property?
This property features: Office building for sale with a prominent rounded corner facade; Includes basement level and penthouse (both subterranean and surface levels); Elevator service serving multiple levels
