Freestanding Spa & Wellness
For Sale
$309,000
430 S Church Street, Visalia, CA 93277
Commercial Sale, Visalia, CA
Property Size1,656 SF
Lot Size0.14 Acres
Price / SF$186.59
Days on Market50
Property Features for 430 S Church Street
General Information
Property type
Commercial Sale
Property subtype
Other
Bathrooms
1
Half bathrooms
1
Rooms
Bathroom 1
Parking features
Alley
Security features
Security System
Fireplace
1
Lot features
Front Yard, Landscaped, Sprinklers In Front
Directions
from Court ST and Noble Ave go east to Church St, then turn south. Second building on the left.
Subdivision
Visalia SE
Standard status
Active
APN
97052008000
Size
1,656 SF
Lot size
0.14 Acres
Utilities
Sewer type
Public Sewer
Heating system
Central, Fireplace(s)
Cooling system
Ceiling Fan(s), Central Air
Water source
Public
Building Details
Year built
1924
Building materials
Frame, Stucco
Roof type
Composition
Listing Agency:
Avedian Properties Company
(559) 739-1200
Listed By:
Sue Turner
(559) 972-3339
Added: Aug 6
Changed: Sep 14
Last Checked: Sep 24 at 7:06AM
MLS# 243390
Copyright © 2026 Tulare County MLS. 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 freestanding spa and wellness property contains 1,656 square feet in a single-level building, with the large basement excluded from that measurement. The existing layout includes a beauty salon, retail merchandise area, and bathroom. Frame and stucco construction, a composition roof, central heating, central air, ceiling fans, and a fireplace are included. Public water and public sewer serve the property, which was built in 1924.
Parking includes on-street spaces and rear parking accessed through a shared driveway, with alley access also identified. The property is positioned near downtown Visalia and within walking distance of Kaweah Delta Hospital. Its current salon configuration and stated potential for medical or professional office use provide flexibility within the existing commercial building.
Parking includes on-street spaces and rear parking accessed through a shared driveway, with alley access also identified. The property is positioned near downtown Visalia and within walking distance of Kaweah Delta Hospital. Its current salon configuration and stated potential for medical or professional office use provide flexibility within the existing commercial building.
Key Highlights
- 1,656‑square‑foot single‑level building; large basement excluded from the stated building size
- Existing beauty salon with retail merchandise area and bathroom
- Rear parking accessed through a shared driveway, plus on‑street parking
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
$26,198
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
8.48%
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%
$523,960
$524.0K
Cap Rate 7%
$374,257
$374.3K
Cap Rate 9%
$291,089
$291.1K
Market Conditions
NOI Build-Up for 1,656 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
$43.7K $26.40/SF
− Vacancy
−$8.8K −$5.31/SF
EGI
$34.9K $21.09/SF
− OpEx
−$8.7K −$5.27/SF
NOI
$26.2K $15.82/SF
Area
Visalia, CA
Vacancy
20.10%
Lease Rate
$26.40 /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%
$523,960
Cap Rate 7%
$374,257
Cap Rate 9%
$291,089
Alternative Uses
Best Use
Office B
$374.3K
$327.5K – $436.6K
NOI $26,198 @ 7.0% cap · market cap 8.48%
Second Best
Healthcare Medical
$306.6K
$268.3K – $357.7K
NOI $21,462 @ 7.0% cap · market cap 6.95%
Theoretical Best
Office A
$453.6K
$396.9K – $529.3K
NOI $31,755 @ 7.0% cap · market cap 10.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
1
Office units
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
3,169
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 93277, CA
53,196
Population
19,434
Households
2.7
Avg Household Size
37
Median Age
23%
College-Educated
90%
High-School Grad
39.4 sq mi
ZIP Area
1,350
Density / Sq Mi
$79,532
Median Household Income
$43,555
Median Earnings
$1,406
Median Rent
$320,500
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Office in West region
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Frequently Asked Questions
What type of property is this?
Spa & wellness property - Single-level commercial building with salon improvements and shared-driveway rear parking.
Where is this spa & wellness property located?
The property is located at 430 S Church Street Visalia, CA.
What is the asking price?
The asking price for this property is $309,000.
What are key features of this property?
This property features: 1,656‑square‑foot single‑level building; large basement excluded from the stated building size; Existing beauty salon with retail merchandise area and bathroom; Rear parking accessed through a shared driveway, plus on‑street parking
