Medical office space · data as of September 2026
Medical office space for lease in Eastern San Gabriel Valley
49 buildings with 180,751 SF of medical space available across 72 listed spaces. The largest like group, 10 Class C buildings on Modified Gross, asks a median $2.04/SF/month.
Class B buildings on NNN in Pasadena ask a median $3.95/SF/month. In Eastern San Gabriel Valley, nearby, the same class on the same structure asks $2.50.
That's $43,500 a year on a 2,500 SF suite, between Class B buildings on NNN: seven in Eastern San Gabriel Valley and five in Pasadena, compared at the median (the middle building). The median Eastern San Gabriel Valley building is six years newer, 1987 against 1981, and that group still asks less. The Eastern San Gabriel Valley group is a median 80% leased, against 90% for Pasadena. Trade area lines are drawn on a map, not in a lease, and a practice that could work in either has both to price. Each building counts once, at the middle of its published range.
The second thing to know is about the buildings. Only 6 of 72 listed spaces are 4,200 SF or larger. The lease read: a practice that needs eight rooms or more here is shopping from a short list, and the landlords on it know that. Start earlier than feels necessary, and keep a second trade area in play.
So: matched Class B NNN buildings in Pasadena nearby ask $1.45 more at the median, and only 6 of 72 spaces are 4,200 SF or larger. Size, not price, is the constraint for a bigger practice here. How many exam rooms will your practice need at the end of the next lease, not the start?
Eastern San Gabriel Valley at a glance
- Buildings
- 49
- Medical space available
- 180,751 SF
- Vacant now
- 167,001 SF
- Largest single space
- 25,920 SF
Asking rents by lease structure
- NNN$1.28–$3.57/SF/mo16 buildings
- Modified Gross$1.50–$2.84/SF/mo15 buildings
- Full Service$1.15–$2.29/SF/mo6 buildings
- Net$1.75/SF/mo1 building
- Lease type not stated$2.10/SF/mo1 building
10 buildings withhold pricing or don't publish it. Those numbers come from the landlords on request.
Full Service includes operating costs and utilities; NNN adds taxes, insurance and common-area costs on top of base rent; Modified Gross splits them. Compare structures, not just rates. These ranges span every building class and age; the questions below compare like with like.
Available spaces by size
- 1–2 rooms16
- 3–4 rooms32
- 5–7 rooms15
- 8–12 rooms4
- 13+ rooms2
Room counts assume 350 to 500 usable SF per exam room, with rentable area 10% to 20% above usable.
Building class
- Class A1
- Class B23
- Class C25
Hospitals within 5 miles
- San Dimas Community Hospital, San Dimas2.3 mi
- Emanate Health Inter-Community Hospital, Covina2.5 mi
- Emanate Health Foothill Presbyterian Hospital, Glendora4.4 mi
- Aurora Charter Oak (psychiatric), Covina2.1 mi
- Glendora Hospital (psychiatric), Glendora4.0 mi
Straight-line miles from the center of the Eastern San Gabriel Valley buildings to the Census Bureau geocode of each hospital's address on the CMS hospital list.
Buildings with medical space available
| Building | Class | Built | Medical space | Largest space | Fits | Asking rent | |
|---|---|---|---|---|---|---|---|
| 1540 Bridgegate Dr Gateway Corporate Center | B | 1987 | 28,920 SF2 spaces
| 25,920 SF | ~43–67 rooms | $2.50/SF/mo NNN | |
| 1373 Center Court Dr | B | 1979 | 16,000 SF1 space
| 16,000 SF | ~26–41 rooms | $2.25/SF/mo Modified Gross | |
| 887 E 2nd St Molina Medical Centers Bldg | C | 1958 | 10,000 SF2 spaces
| 6,000 SF | ~10–15 rooms | $1.28/SF/mo NNN | |
| 1902 Royalty Dr Royalty Dr Medical Plaza | B | 1987 | 9,156 SF2 spaces
| 4,578 SF | ~7–11 rooms | $2.65/SF/mo NNN | |
| 1334 W Covina Blvd San Dimas Plaza II | C | 1979 | 6,941 SF3 spaces
| 3,525 SF | ~5–9 rooms | $2.15/SF/mo Full Service | |
| 1343 E Gladstone St | B | 2008 | 6,043 SF3 spaces
| 2,553 SF | ~4–6 rooms | Withheld ask us | |
| 19115-19117 Colima Rd | B | 2019 | 5,299 SF3 spaces
| 1,799 SF | ~2–4 rooms | $2.00–$2.75/SF/mo NNN | |
| 2040 N Towne Ave | C | 1961 | 4,555 SF1 space
| 4,555 SF | ~7–11 rooms | Withheld ask us | |
| 1818 N Orange Grove Ave Pomona Medical Plaza | B | 1979 | 4,319 SF3 spaces
| 1,701 SF | ~2–4 rooms | $2.25/SF/mo NNN | |
| 888 S Brea Canyon Rd Diamond Bar Business Center | A | 2023 | 4,128 SF3 spaces
| 1,566 SF | ~2–4 rooms | $2.80/SF/mo NNN | |
| 925-959 N Grand Ave | C | 1979 | 4,040 SF1 space
| 4,040 SF | ~6–10 rooms | $2.00/SF/mo NNN | |
| 509 E Arrow Hwy | B | 2010 | 4,000 SF1 space
| 4,000 SF | ~6–10 rooms | $2.00/SF/mo Modified Gross | |
| 175 W La Verne Ave | C | 1964 | 3,933 SF1 space
| 3,933 SF | ~6–10 rooms | $1.37/SF/mo Full Service | |
| 1535 W Merced Ave Doctors Professional Building | C | 1972 | 3,854 SF3 spaces
| 1,642 SF | ~2–4 rooms | $1.89/SF/mo Modified Gross | |
| 867-921 E Cypress St | C | 1979 | 3,693 SF2 spaces
| 1,885 SF | ~3–4 rooms | $2.00/SF/mo NNN | |
| 180 E Mission Blvd | C | 1950 | 3,685 SF1 space
| 3,685 SF | ~6–9 rooms | $1.95/SF/mo NNN | |
| 1515 W Cameron Ave Cameron Court Bldg B | B | 1982 | 3,663 SF1 space
| 3,663 SF | ~6–9 rooms | $2.10/SF/mo Full Service | |
| 6520 Irwindale Ave Foothill Office Plaza | B | 1990 | 3,500 SF2 spaces
| 2,500 SF | ~4–6 rooms | $2.50/SF/mo Modified Gross | |
| 443-451 Azusa Ave | C | 1982 | 3,300 SF1 space
| 3,300 SF | ~5–8 rooms | $1.70/SF/mo NNN | |
| 1501 W Cameron Ave Cameron Court Bldg C | B | 1982 | 3,109 SF1 space
| 3,109 SF | ~5–8 rooms | $2.10/SF/mo | |
| 1818 Sierra Leone Ave Rowland Professional Center | B | 2007 | 2,520 SF1 space
| 2,520 SF | ~4–6 rooms | $2.00–$2.46/SF/mo NNN | |
| 1601 Monte Vista Ave Claremont Medical Plaza | B | 2008 | 2,467 SF1 space
| 2,467 SF | ~4–6 rooms | Withheld ask us | |
| 1117-1227 S Grand Ave | B | 1983 | 2,400 SF1 space
| 2,400 SF | ~4–6 rooms | Withheld ask us | |
| 23525 Golden Springs Dr | C | 1967 | 2,380 SF2 spaces
| 1,190 SF | ~1–3 rooms | $2.10/SF/mo Modified Gross | |
| 1250 S Sunset Ave San Gabriel Valley Surgical Center | C | 1980 | 2,370 SF2 spaces
| 1,570 SF | ~2–4 rooms | $2.45/SF/mo Modified Gross | |
| 1952-1996 Indian Hill Blvd Claremont Professional Centre | C | 1982 | 2,316 SF1 space
| 2,316 SF | ~3–6 rooms | $2.65/SF/mo NNN | |
| 1192 Garey Ave | C | 1955 | 2,288 SF1 space
| 2,288 SF | ~3–5 rooms | $1.75/SF/mo Net | |
| 3191 W Temple Ave | B | 1986 | 2,262 SF2 spaces
| 1,142 SF | ~1–2 rooms | $2.20/SF/mo Modified Gross | |
| 18645 E Gale Ave | B | 1990 | 2,182 SF1 space
| 2,182 SF | ~3–5 rooms | Withheld ask us | |
| 412 N San Gabriel Ave Friends N Pals Preschool | C | 1954 | 2,100 SF1 space
| 2,100 SF | ~3–5 rooms | $2.00/SF/mo NNN | |
| 910-914 E Gladstone St | C | 1958 | 2,016 SF1 space
| 2,016 SF | ~3–5 rooms | $2.25/SF/mo Modified Gross | |
| 552 W Foothill Blvd | C | 2018 | 1,893 SF1 space
| 1,893 SF | ~3–4 rooms | Withheld ask us | |
| 450 S Lone Hill Ave | B | 1989 | 1,823 SF1 space
| 1,823 SF | ~3–4 rooms | $1.89/SF/mo Full Service | |
| 855 N Lark Ellen Ave LarkEllen Professional Building | B | 1960 | 1,811 SF2 spaces
| 1,361 SF | ~2–3 rooms | $1.15–$2.29/SF/mo Full Service | |
| 554 E San Bernardino Rd | C | 1959 | 1,800 SF1 space
| 1,800 SF | ~3–4 rooms | $1.99/SF/mo Full Service | |
| 472-484 S Citrus Ave | C | 1962 | 1,700 SF1 space
| 1,700 SF | ~2–4 rooms | $1.50/SF/mo Modified Gross | |
| 1900 W Garvey Ave S | B | 1980 | 1,660 SF1 space
| 1,660 SF | ~2–4 rooms | Withheld ask us | |
| 1847-1869 N Hacienda Blvd | B | 1995 | 1,500 SF1 space
| 1,500 SF | ~2–3 rooms | Withheld ask us | |
| 5349 N Oakbank Ave | C | 1954 | 1,446 SF1 space
| 1,446 SF | ~2–3 rooms | Withheld ask us | |
| 2707 E Valley Blvd Nogales Medical Plaza | B | 2009 | 1,252 SF1 space
| 1,252 SF | ~2–3 rooms | $2.84/SF/mo Modified Gross | |
| 1433 N Hollenbeck Ave | C | 1966 | 1,200 SF1 space
| 1,200 SF | ~2–3 rooms | $2.08/SF/mo Modified Gross | |
| 767 S Sunset Ave | C | 1967 | 1,100 SF1 space
| 1,100 SF | ~1–2 rooms | $1.85/SF/mo Modified Gross | |
| 16018-16052 Gale Ave Stimson Plaza | B | 1986 | 1,008 SF1 space
| 1,008 SF | ~1–2 rooms | $2.50–$3.00/SF/mo NNN | |
| 1135 Route 66 Pacific Plaza Shopping Center | B | 1988 | 1,000 SF1 space
| 1,000 SF | ~1–2 rooms | $3.57/SF/mo NNN | |
| 230-236 E Route 66 | C | 1978 | 1,000 SF1 space
| 1,000 SF | ~1–2 rooms | $2.00/SF/mo Modified Gross | |
| 20657 Golden Springs Dr Golden Springs Plaza | B | 2010 | 917 SF3 spaces
| 337 SF | Withheld ask us | ||
| 961-979 N Grand Ave | C | 1979 | 780 SF1 space
| 780 SF | ~1–2 rooms | $2.00/SF/mo NNN | |
| 750 N Diamond Bar Blvd Primior Medical Centre | C | 1981 | 772 SF1 space
| 772 SF | ~1–2 rooms | $2.25/SF/mo Modified Gross | |
| 199 S Monte Vista Ave | C | 1984 | 650 SF1 space
| 650 SF | ~1 room | $1.69–$2.00/SF/mo Modified Gross |
Availability and asking rates change frequently and are subject to verification. Current terms are confirmed before any tour.
Compared to nearby
| Area | Buildings | Medical space | Published asking rents ($/SF/mo, buildings) |
|---|---|---|---|
| Eastern San Gabriel Valley | 49 | 180,751 SF | NNN $1.28–$3.57 (16) · Modified Gross $1.50–$2.84 (15) · Full Service $1.15–$2.29 (6) |
| Western San Gabriel Valley | 48 | 281,394 SF | Modified Gross $1.50–$8.50 (17) · NNN $1.50–$3.40 (10) · Full Service $2.20–$3.60 (6) |
| Whittier and Southeast Los Angeles | 27 | 134,104 SF | Modified Gross $2.00–$2.80 (7) · NNN $2.00–$3.12 (4) · Full Service $2.50–$3.25 (3) |
| Pasadena | 30 | 211,174 SF | Full Service $2.25–$4.35 (8) · NNN $2.75–$5.75 (8) · Modified Gross $2.42–$4.15 (6) |
| Los Angeles overall | 849 | 6,324,965 SF | Modified Gross $1.22–$8.50 (206) · Full Service $1.15–$10.00 (176) · NNN $1.10–$7.74 (143) |
Lowest to highest published building asking rents, grouped by lease structure; the three most common structures are shown. Each range mixes building classes and ages. See the full rent trends report.
Questions about medical office space in Eastern San Gabriel Valley
How many medical office buildings have space available in Eastern San Gabriel Valley?
Eastern San Gabriel Valley has 49 buildings with medical office space available as of September 2026: 180,751 SF across 72 listed spaces. Of that, 167,001 SF is marked vacant now, and the largest single space is 25,920 SF, about 43 to 67 exam rooms.
What do medical office leases cost in Eastern San Gabriel Valley?
In Eastern San Gabriel Valley, Class C buildings on Modified Gross ask $1.50 to $2.45/SF/month, with a median of $2.04, across 10 buildings built from 1958 to 1984. Class C on NNN: $1.28 to $2.65, median $2.00, across eight buildings built from 1950 to 1982. Class B on NNN: $2.23 to $3.57, median $2.50, across seven buildings built from 1979 to 2019. Each building counts once, at the middle of its published range. Across the San Gabriel Valley, Class C buildings on Modified Gross ask a median $2.13/SF/month. The remaining 14 priced buildings sit in classes and structures with fewer than five buildings each, too few to call typical. Another 10 buildings post no asking rent; those landlords quote on request. Full Service includes operating costs and utilities, NNN adds taxes, insurance and common-area costs on top, and Modified Gross splits them, so compare total occupancy cost, not the headline rate.
How much space does a medical practice need in Eastern San Gabriel Valley?
About 385 to 600 rentable square feet per exam room. That's 350 to 500 usable square feet (the room plus its share of waiting, work areas, storage, restrooms and halls), and leases are quoted in rentable square feet, which run 10% to 20% above usable in multi-tenant medical buildings. In Eastern San Gabriel Valley, the listed spaces break down as 16 for 1 to 2 rooms, 32 for 3 to 4, 15 for 5 to 7, 4 for 8 to 12 and 2 for 13 or more.
Which hospitals are near Eastern San Gabriel Valley?
San Dimas Community Hospital is the closest hospital, 2.3 miles from the center of the Eastern San Gabriel Valley trade area. Also within 5 miles: Emanate Health Inter-Community Hospital, Covina, 2.5 miles; Emanate Health Foothill Presbyterian Hospital, Glendora, 4.4 miles; Aurora Charter Oak (psychiatric), Covina, 2.1 miles; Glendora Hospital (psychiatric), Glendora, 4.0 miles. Distances are straight-line miles from the Census Bureau geocode of each hospital's address on the CMS hospital list.
How current is the Eastern San Gabriel Valley availability?
It's from the September 2026 survey of medical office availability. Spaces lease and asking terms change between monthly pulls, so current availability, rent and tenant improvement allowance are confirmed with each landlord before any tour.
Send me what fits in Eastern San Gabriel Valley
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Your advisor
Jamal Brown
Real Estate Broker · CA DRE #01780052
Jamal has spent more than 23 years in commercial real estate and has negotiated and audited more than 1,000 leases. He represents medical practices as tenants and buyers, never landlords, across Los Angeles, Orange County, San Diego and the Inland Empire. Every request sent through this site gets a reply within one business day.
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