Maintained Duplex with Covered
New
For Sale
$279,900
4703 E El Monte Way, Fresno, CA 93702
Multi Family, Fresno, CA
Property Size1,381 SF
Lot Size0.14 Acres
Price / SF$202.68
Days on Market5
Property Features for 4703 E El Monte Way
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
2
Bathrooms
1
Full bathrooms
1
Rooms
Bedroom 2, Bathroom 1, Bedroom 1
Parking features
Covered
Exterior features
Stucco, Wood
Lot features
Corner
High school district
Fresno Unified
Directions
From Chestnut and King Canyon head west on King Canyon right on S Sierra Vista. Home is on the left corner of S Sierra Vista and El Monte
Subdivision
702
Standard status
Active
APN
47009118
Size
1,381 SF
Lot size
0.14 Acres
Building Details
Year built
1947
Floors in Building
1
Number of units
2
Roof type
Composition
Listing Agency:
London Properties, Ltd.
(559) 436-4000
Listed By:
Katherine Justice · License #01415461
(559) 790-8945
Added: Sep 14
Changed: Sep 17
Last Checked: Sep 18 at 1:06AM
MLS# 655237
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 Fresno duplex contains 1,381 square feet on a 0.1423-acre lot. The front residence has two bedrooms and one bathroom and is move-in ready, while the rear residence provides one bedroom and one bathroom and is currently rented. Both units feature maintained interiors, with stucco and wood exterior materials, a composition roof, and covered parking.
Located at 4703 E El Monte Way, the property offers access to nearby shopping and freeway connections. Built in 1947, the two-unit configuration supports an owner-occupant arrangement with an additional rented residence or continued use as a rental property.
Located at 4703 E El Monte Way, the property offers access to nearby shopping and freeway connections. Built in 1947, the two-unit configuration supports an owner-occupant arrangement with an additional rented residence or continued use as a rental property.
Key Highlights
- Two‑unit duplex with 1,381 square feet of property size
- Front unit offers 2 BD / 1 BA and is move‑in ready
- Rear unit includes 1 BD / 1 BA and is currently rented
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
$18,088
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
6.46%
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%
$361,760
$361.8K
Cap Rate 7%
$258,400
$258.4K
Cap Rate 9%
$200,978
$201.0K
Market Conditions
NOI Build-Up for 1,381 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
$27.3K $19.80/SF
− Vacancy
−$1.5K −$1.09/SF
EGI
$25.8K $18.71/SF
− OpEx
−$7.8K −$5.61/SF
NOI
$18.1K $13.10/SF
Area
ZIP 93702
Vacancy
5.50%
Lease Rate
$19.80 /SF/Yr
Expense Ratio
30.00%
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%
$361,760
Cap Rate 7%
$258,400
Cap Rate 9%
$200,978
Alternative Uses
Best Use
Multifamily LT 5
$258.4K
$226.1K – $301.5K
NOI $18,088 @ 7.0% cap · market cap 6.46%
Second Best
Apartment 5plus
$232.1K
$203.1K – $270.7K
NOI $16,244 @ 7.0% cap · market cap 5.80%
Theoretical Best
Office A
$337.0K
$294.9K – $393.2K
NOI $23,591 @ 7.0% cap · market cap 8.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
841
Businesses Nearby
Explore this area
Business Placement
Demographics for 93702, CA
45,741
Population
13,386
Households
3.4
Avg Household Size
29
Median Age
9%
College-Educated
57%
High-School Grad
5.2 sq mi
ZIP Area
8,796
Density / Sq Mi
$44,849
Median Household Income
$27,486
Median Earnings
$1,110
Median Rent
$211,900
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two residential units include a move-in-ready front home and a currently rented rear unit.
Where is this duplex located?
The property is located at 4703 E El Monte Way Fresno, CA.
What is the asking price?
The asking price for this property is $279,900.
What are key features of this property?
This property features: Two‑unit duplex with 1,381 square feet of property size; Front unit offers 2 BD / 1 BA and is move‑in ready; Rear unit includes 1 BD / 1 BA and is currently rented
