Freestanding Office
For Sale
$2,095,000
635 Foothill, Monrovia, CA 91016
Freestanding office building with 11 private offices, reception area, and administrative workspace on a highly visible corner lot.
Property Size3,880 SF
Price / SF$539.95
Days on Market45
Property Features for 635 Foothill
General Information
Standard status
Active
Size
3,880 SF
Property subtype
Office
Site & Location
Highway Access
Yes
Road Access
Yes
Amenities
Corner Lot.
Corner.
Building Details
Year Built
1948
Listing Agency:
Rodeo Realty
(818) 990-0454
Listed By:
Daniel Eliyahou · License #02019977
Source:
Xome
Added: Jul 9
Changed: Aug 8
Last Checked: Aug 22 at 4:44AM
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 Rodeo Realty
Investment Insights
Based on property information with market context.
Located at 635 W Foothill Blvd, this freestanding commercial office building sits on a highly visible corner lot with street frontage along Foothill Boulevard. The property includes a private rear parking lot.
The interior floor plan is designed for professional use and features 11 private offices, a welcoming reception area, and administrative workspace, with flexible room configurations for meeting and collaboration.
The building is suited for a range of permitted commercial office and administrative uses. The property is positioned in the San Gabriel Valley business corridor with access to the I-210 Freeway, public transportation, and nearby shops, restaurants, and amenities in Old Town Monrovia.
The interior floor plan is designed for professional use and features 11 private offices, a welcoming reception area, and administrative workspace, with flexible room configurations for meeting and collaboration.
The building is suited for a range of permitted commercial office and administrative uses. The property is positioned in the San Gabriel Valley business corridor with access to the I-210 Freeway, public transportation, and nearby shops, restaurants, and amenities in Old Town Monrovia.
Key Highlights
- Freestanding commercial office building on a corner lot at 635 W Foothill Blvd in Monrovia
- Approximately 3,880 SF with a layout that includes 11 private offices plus a reception area
- Includes administrative workspace with flexible space for executive suites, collaboration, conferences, or client meetings
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
$84,814
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
4.05%
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%
$1,696,280
$1.7M
Cap Rate 7%
$1,211,629
$1.2M
Cap Rate 9%
$942,378
$942.4K
Market Conditions
NOI Build-Up for 3,880 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
$149.0K $38.40/SF
− Vacancy
−$35.9K −$9.25/SF
EGI
$113.1K $29.15/SF
− OpEx
−$28.3K −$7.29/SF
NOI
$84.8K $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%
$1,696,280
Cap Rate 7%
$1,211,629
Cap Rate 9%
$942,378
Alternative Uses
Best Use
Office B
$1.21M
$1.06M – $1.41M
NOI $84,814 @ 7.0% cap · market cap 4.05%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.08M
$1.82M – $2.42M
NOI $145,414 @ 7.0% cap · market cap 6.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
773
Businesses Nearby
Explore this area
Business Placement
Demographics for 91016, CA
41,852
Population
16,171
Households
2.6
Avg Household Size
41
Median Age
44%
College-Educated
90%
High-School Grad
8.5 sq mi
ZIP Area
4,924
Density / Sq Mi
$99,555
Median Household Income
$51,120
Median Earnings
$2,008
Median Rent
$874,100
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 - Freestanding office building with 11 private offices, reception area, and administrative workspace on a highly visible corner lot.
Where is this office building located?
The property is located at 635 Foothill Monrovia, CA.
What is the asking price?
The asking price for this property is $2,095,000.
What are key features of this property?
This property features: Freestanding commercial office building on a corner lot at 635 W Foothill Blvd in Monrovia; Approximately 3,880 SF with a layout that includes 11 private offices plus a reception area; Includes administrative workspace with flexible space for executive suites, collaboration, conferences, or client meetings
