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266 S Glendora Ave 3,420 SF 100% Leased Office Building West Covina, CA 91790 $2,332,714 CAD ($682.08 CAD/SF) 4% Cap Rate
INVESTMENT HIGHLIGHTS
- Prime location along S Glendora Ave with excellent visibility & foot traffic
- Flexible layout for beverage/food concept or service-oriented retail
- Shared professional setting with strong existing tenant mix
EXECUTIVE SUMMARY
UNDERPERFORMING RENT – PRO FORMA 8.3% CAP RATE
266 S Glendora Ave, West Covina, CA 91790 – Offered is a 3,420 SF medical office/retail building situated on a 5,452 SF lot, fully leased to two tenants: an established dental office and an 800 SF protein shake shop. Built in 1961 and well maintained, the property provides excellent street visibility along S Glendora Ave with strong customer traffic. This stable investment offers diversified tenancy, reliable cash flow, and is well positioned in a dense and growing West Covina trade area. Ideal for investors seeking a turnkey, income-producing asset in the San Gabriel Valley. Dental Lease expires October 30st, 2028.
Cap Rate: 4%
Gross Income: 104,220
Expense: 36,385
Improvements/Repairs
Upgraded finger extinguishers/equipment, installed new Exit signs/emergency lights, emergency signs + repaired ceiling tiles 2024 $2182
Dry wall water damage repair 2024 $2200
Pressure drip valve replacement 2024 $860
A/C pipe unclogged 2024 $650
2024
Income: 75553.80 + 16050
Expenses:
-property tax 13225.12
-insurance 2534
-maintenance 4200
-water 3560.43
-electric 198.84
-repairs 5892
266 S Glendora Ave, West Covina, CA 91790 – Offered is a 3,420 SF medical office/retail building situated on a 5,452 SF lot, fully leased to two tenants: an established dental office and an 800 SF protein shake shop. Built in 1961 and well maintained, the property provides excellent street visibility along S Glendora Ave with strong customer traffic. This stable investment offers diversified tenancy, reliable cash flow, and is well positioned in a dense and growing West Covina trade area. Ideal for investors seeking a turnkey, income-producing asset in the San Gabriel Valley. Dental Lease expires October 30st, 2028.
Cap Rate: 4%
Gross Income: 104,220
Expense: 36,385
Improvements/Repairs
Upgraded finger extinguishers/equipment, installed new Exit signs/emergency lights, emergency signs + repaired ceiling tiles 2024 $2182
Dry wall water damage repair 2024 $2200
Pressure drip valve replacement 2024 $860
A/C pipe unclogged 2024 $650
2024
Income: 75553.80 + 16050
Expenses:
-property tax 13225.12
-insurance 2534
-maintenance 4200
-water 3560.43
-electric 198.84
-repairs 5892
FINANCIAL SUMMARY (PRO FORMA - 2025) Click Here to Access |
ANNUAL (CAD) | ANNUAL PER SF (CAD) |
|---|---|---|
| Gross Rental Income |
$99,999
|
$9.99
|
| Other Income |
-
|
-
|
| Vacancy Loss |
-
|
-
|
| Effective Gross Income |
$99,999
|
$9.99
|
| Taxes |
-
|
-
|
| Operating Expenses |
-
|
-
|
| Total Expenses |
$99,999
|
$9.99
|
| Net Operating Income |
$99,999
|
$9.99
|
FINANCIAL SUMMARY (PRO FORMA - 2025) Click Here to Access
| Gross Rental Income (CAD) | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
| Other Income (CAD) | |
|---|---|
| Annual | - |
| Annual Per SF | - |
| Vacancy Loss (CAD) | |
|---|---|
| Annual | - |
| Annual Per SF | - |
| Effective Gross Income (CAD) | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
| Taxes (CAD) | |
|---|---|
| Annual | - |
| Annual Per SF | - |
| Operating Expenses (CAD) | |
|---|---|
| Annual | - |
| Annual Per SF | - |
| Total Expenses (CAD) | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
| Net Operating Income (CAD) | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
PROPERTY FACTS
Sale Type
Investment
Property Type
Office
Property Subtype
Medical
Building Size
3,420 SF
Building Class
B
Year Built
1961
Price
$2,332,714 CAD
Price Per SF
$682.08 CAD
Cap Rate
4%
NOI
$93,309 CAD
Percent Leased
100%
Tenancy
Multiple
Building Height
1 Story
Typical Floor Size
3,420 SF
Building FAR
0.60
Lot Size
0.13 AC
Zoning
WCCS*
1 1
Walk Score®
Very Walkable (86)
PROPERTY TAXES
| Parcel Number | 8476-011-039 | Improvements Assessment | $739,832 CAD |
| Land Assessment | $731,792 CAD | Total Assessment | $1,471,624 CAD |
PROPERTY TAXES
Parcel Number
8476-011-039
Land Assessment
$731,792 CAD
Improvements Assessment
$739,832 CAD
Total Assessment
$1,471,624 CAD
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266 S Glendora Ave
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