2210 East Route 66
New to Market | Well-Appointed Owner-User Office Opportunity | Glendora, CA
Marketing description
Low-Rise Suburban Office Fundamentals Surpass GLA’s
►The San Gabriel Valley (SGV) is made up of 168 office buildings (30K+ SF) totaling 11M SF with a 4Q25 vacancy rate of 8.4%, second only to the Mid-Counties region, outpacing the performance of all other office submarkets in Los Angeles County with respect to occupancy.
►The SGV’s overall vacancy has steadily declined over the past 3 years, down from 11.14% in 3Q20 despite the global pandemic and ‘work-from-home’ concerns.
►Healthcare, Technology, and Government continue to dominate tenant activity in the SGV, particularly along the 210 Corridor. Over the past several years, such tenants as In-N-Out Burgers (HQ Relocation), San Gabriel/Pomona Regional Center (154K SF), Wells Fargo (85K SF), and the County of Los Angeles (300K+ SF) have substantially contributed to the SGV’s strong fundamentals, absorbing most of the large contiguous blocks of space in the market.
Investment highlights
Download OM here: https://bit.ly/2210rte66CX
Well-Appointed Owner-User Opportunity
►EXCEPTIONAL OWNER-USER APPEAL | The property is well-positioned for an owner/user to occupy the entire ±23,939-square-foot freestanding building or potentially lease up the unused portion. For this owner-user, this investment can provide an attractive lease-saving trade-off. As opposed to leasing space, a purchase offers protection against future rental market uncertainty and rate hikes. It further offers occupancy control, certain tax benefits and after-tax equity accumulation.
►BONUS DEPRECIATION ADVANTAGE | Given the new tax legislation passed July 2025, new ownership can accelerate the depreciation deduction in the first year of ownership, which would provide significant upfront tax savings. CBRE’s Cost Segregation Analysis estimates that such Year 1 deduction could be significantly accretive with this acquisition.
►LONGSTANDING PREVIOUS TENANCY | Occupied by Vicenti, Lloyd & Stutzman since 2003, the property reflects two decades of meticulous stewardship. Following their acquisition and office consolidation by CliftonLarsonAllen, the facility has been delivered in pristine, turn-key condition for its next occupant.
Flagship Property with Superior Standard of Excellence
►Thoughtfully designed modern single-story office building:
- One of three low-rise buildings that comprise Glendora Courtyard, totaling 84,165 SF developed by Trammell Crow in 1989.
- Modern concrete-tilt construction with an impressive, vaulted ceiling in the lobby and high ceilings throughout.
- Updated interiors highlighted by skylights and floor to ceiling glass providing abundant natural light throughout the space.
- Convenient free surface parking at a ratio of 3.6 spaces per 1,000 SF that can be accessed by three entrances on the two sides of the building.
►Pride of ownership asset continually maintained and upgraded. Capital improvements totaling more than $410K include new roof (2018), replacement of 50% of HVAC units (2018), and new pavement in parking area (2019).
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