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1749 S Valley Center Ave - Valencia1175 0.24 Acres of Commercial Land Offered at $1,395,000 in Glendora, CA 91740
Investment Highlights
- Rare opportunity to acquire a 0.24-acre multifamily commercial infill site in one of the San Gabriel Valley's most desirable submarket.
- Valencia1175 is a fully approved eight-unit complex offering a shovel-ready option for developers to proceed directly to building permits.
- Tap into maximum optionality with potential gross rental income of up to $720,000 annually based on an alternative student housing configuration.
- Situated at the gateway to the foothills with panoramic mountain views and excellent freeway access to I-210, SR-57, as well as the Metro A Line.
- Nearby Citrus College, Azusa Pacific University, University of La Verne, Mt. SAC, Cal Poly Pomona, and the Claremont Colleges, home to 100K+ students.
Executive Summary
Valencia1175 at 1749 S Valley Center Avenue is a premier infill development opportunity in the highly desirable city of Glendora, California, strategically positioned at the base of the San Gabriel Mountains, widely recognized as the "Gateway to the Foothills."
This offering consists of a planned eight-unit residential development designed to capture both premium family tenancy and high-yield student housing demand, while also providing a unit-level resale exit strategy. This is a shovel-ready opportunity with all design review approvals in place. The buyer can proceed directly to the building permit application, saving 12 to 18 months of the entitlement timeline.
The project features a mix of two- and three-bedroom master-suite configurations, intentionally designed for maximum flexibility across rental and ownership models. The property benefits from panoramic mountain and valley views, strong suburban demographics, and proximity to a dense educational corridor, which drives consistent rental demand and long-term absorption.
Glendora sits at the base of the San Gabriel Mountains, offering a unique blend of suburban stability, scenic lifestyle, and urban accessibility. Known for its tree-lined streets, strong school systems, and proximity to Los Angeles, the city attracts both families and student populations seeking quality housing outside dense urban cores. Residents benefit from convenient access to Foothill Boulevard and major commuter routes, placing a wide range of shopping, dining, and everyday amenities within easy reach. The property is also just a short drive from Pasadena, Downtown Los Angeles, and the Inland Empire, offering exceptional regional connectivity.
Discover the full potential of this fully approved 8-unit development opportunity. Access detailed project plans, entitlement approvals, site specifications, investment scenarios, and market analysis by downloading the Offering Memorandum in the Data Room. For more information, contact Eli Ghattas at eXp Commercial at 424-471-2640 or Elie.Ghattas@eXpCommercial.com.
This offering consists of a planned eight-unit residential development designed to capture both premium family tenancy and high-yield student housing demand, while also providing a unit-level resale exit strategy. This is a shovel-ready opportunity with all design review approvals in place. The buyer can proceed directly to the building permit application, saving 12 to 18 months of the entitlement timeline.
The project features a mix of two- and three-bedroom master-suite configurations, intentionally designed for maximum flexibility across rental and ownership models. The property benefits from panoramic mountain and valley views, strong suburban demographics, and proximity to a dense educational corridor, which drives consistent rental demand and long-term absorption.
Glendora sits at the base of the San Gabriel Mountains, offering a unique blend of suburban stability, scenic lifestyle, and urban accessibility. Known for its tree-lined streets, strong school systems, and proximity to Los Angeles, the city attracts both families and student populations seeking quality housing outside dense urban cores. Residents benefit from convenient access to Foothill Boulevard and major commuter routes, placing a wide range of shopping, dining, and everyday amenities within easy reach. The property is also just a short drive from Pasadena, Downtown Los Angeles, and the Inland Empire, offering exceptional regional connectivity.
Discover the full potential of this fully approved 8-unit development opportunity. Access detailed project plans, entitlement approvals, site specifications, investment scenarios, and market analysis by downloading the Offering Memorandum in the Data Room. For more information, contact Eli Ghattas at eXp Commercial at 424-471-2640 or Elie.Ghattas@eXpCommercial.com.
Data Room Click Here to Access
- Offering Memorandum
Financial Summary (Pro Forma - 2027) |
Annual | Annual Per AC |
|---|---|---|
| Gross Rental Income |
$720,000
|
$3,000,000.00
|
| Other Income |
-
|
-
|
| Vacancy Loss |
$36,000
|
$150,000.00
|
| Effective Gross Income |
$684,000
|
$2,850,000.00
|
| Taxes |
$11,000
|
$45,833.33
|
| Operating Expenses |
$216,000
|
$900,000.00
|
| Total Expenses |
$227,000
|
$945,833.33
|
| Net Operating Income |
$457,000
|
$1,904,166.67
|
Financial Summary (Pro Forma - 2027)
| Gross Rental Income | |
|---|---|
| Annual | $720,000 |
| Annual Per AC | $3,000,000.00 |
| Other Income | |
|---|---|
| Annual | - |
| Annual Per AC | - |
| Vacancy Loss | |
|---|---|
| Annual | $36,000 |
| Annual Per AC | $150,000.00 |
| Effective Gross Income | |
|---|---|
| Annual | $684,000 |
| Annual Per AC | $2,850,000.00 |
| Taxes | |
|---|---|
| Annual | $11,000 |
| Annual Per AC | $45,833.33 |
| Operating Expenses | |
|---|---|
| Annual | $216,000 |
| Annual Per AC | $900,000.00 |
| Total Expenses | |
|---|---|
| Annual | $227,000 |
| Annual Per AC | $945,833.33 |
| Net Operating Income | |
|---|---|
| Annual | $457,000 |
| Annual Per AC | $1,904,166.67 |
Property Facts
1 Lot Available
Lot
| Price | $1,395,000 | Lot Size | 0.24 AC |
| Price Per AC | $5,812,500.00 |
| Price | $1,395,000 |
| Price Per AC | $5,812,500.00 |
| Lot Size | 0.24 AC |
This rare development opportunity offers significantly more than vacant land. For approved plans, entitlement information, site details, market analysis, and investment projections, click below to download the Offering Memorandum.
Description
The property benefits from the City's Corridor High Density Residential zoning designation, supporting higher-density residential development within a strategic growth corridor. The approved 8-unit project capitalizes on the site's location, existing infrastructure, and strong regional housing demand while providing an efficient development opportunity in a supply-constrained Southern California market.
Fairly walkable
50/100
Exceptionally drivable
100/100
Limited public transit
30/100
Fairly bikeable
50/100
Property Taxes
| Parcel Number | 8653-028-031 | Total Assessment | $754,800 (2025) |
| Land Assessment | $703,800 (2025) | Annual Taxes | $11,000 |
| Improvements Assessment | $51,000 (2025) | Tax Year | 2027 |
Property Taxes
Parcel Number
8653-028-031
Land Assessment
$703,800 (2025)
Improvements Assessment
$51,000 (2025)
Total Assessment
$754,800 (2025)
Annual Taxes
$11,000
Tax Year
2027
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1749 S Valley Center Ave - Valencia1175
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