Small Office
For Sale
$280,000
426 W Shaw Avenue, Fresno, CA 93704
COMMERCIAL - Fresno, CA
Property Size1,152 SF
Lot Size0.11 Acres
Price / SF$243.06
Days on Market56
Property Features for 426 W Shaw Avenue
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning description
RP
Parking features
Assigned
Exterior features
Concrete Block
Directions
Head west on Shaw Ave, get in right lane, pass 2nd Marlo Gardens monument & park in large parking lot that is west of the building.
Subdivision
704
Standard status
Active
APN
41741009
Size
1,152 SF
Lot size
0.11 Acres
Building Details
Year built
1958
Floors in Building
1
Roof type
Flat
Listing Agency:
Universal Realty Services, Inc.
(559) 298-0180
Listed By:
Kyle Wilkins
(559) 285-4841
Added: Jun 18
Changed: Aug 12
Last Checked: Aug 12 at 5:06PM
MLS# 650419
Copyright © 2026 Fresno Association of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This for-sale small office building is offered as a compact commercial option with 1,152 square feet of interior space and a 0.11-acre lot. The property is suited for businesses looking for a manageable footprint without giving up dedicated office space.
Located at 426 W Shaw Avenue in Fresno, the asset benefits from a street-address location within Fresno County. The listing does not provide additional details on unit mix, interior layout specifics, or on-site amenities, so prospective buyers should plan to confirm the current configuration during due diligence.
From a tenant or owner-operator standpoint, the size may appeal to professional services and other office-based uses that want a straightforward facility. With the information provided, the best next step is to review the offering details for the existing office improvements and confirm how the space can be arranged to support the intended workflow.
Located at 426 W Shaw Avenue in Fresno, the asset benefits from a street-address location within Fresno County. The listing does not provide additional details on unit mix, interior layout specifics, or on-site amenities, so prospective buyers should plan to confirm the current configuration during due diligence.
From a tenant or owner-operator standpoint, the size may appeal to professional services and other office-based uses that want a straightforward facility. With the information provided, the best next step is to review the offering details for the existing office improvements and confirm how the space can be arranged to support the intended workflow.
Key Highlights
- Concrete block exterior
- Assigned parking
- Built in 1958
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
$17,055
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
6.09%
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%
$341,100
$341.1K
Cap Rate 7%
$243,643
$243.6K
Cap Rate 9%
$189,500
$189.5K
Market Conditions
NOI Build-Up for 1,152 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
$24.2K $21.00/SF
− Vacancy
−$1.5K −$1.26/SF
EGI
$22.7K $19.74/SF
− OpEx
−$5.7K −$4.94/SF
NOI
$17.1K $14.81/SF
Area
Fresno, CA
Vacancy
6.00%
Lease Rate
$21.00 /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%
$341,100
Cap Rate 7%
$243,643
Cap Rate 9%
$189,500
Alternative Uses
Best Use
Office B
$243.6K
$213.2K – $284.3K
NOI $17,055 @ 7.0% cap · market cap 6.09%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$339.5K
$297.0K – $396.1K
NOI $23,763 @ 7.0% cap · market cap 8.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
989
Businesses Nearby
Explore this area
Business Placement
Demographics for 93704, CA
28,573
Population
12,165
Households
2.3
Avg Household Size
38
Median Age
35%
College-Educated
90%
High-School Grad
5.4 sq mi
ZIP Area
5,291
Density / Sq Mi
$69,659
Median Household Income
$45,965
Median Earnings
$1,392
Median Rent
$366,000
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 units - For sale small office building offering 1,152 square feet on a 0.11-acre lot in Fresno.
Where is this office units located?
The property is located at 426 W Shaw Avenue Fresno, CA.
What is the asking price?
The asking price for this property is $280,000.
What are key features of this property?
This property features: Concrete block exterior; Assigned parking; Built in 1958
