Modern Duplex with Solar
For Sale
$675,000
728 W Vassar Avenue N, Fresno, CA 93705
Multi Family, Fresno, CA
Property Size2,452 SF
Lot Size0.20 Acres
Price / SF$275.29
Days on Market62
Property Features for 728 W Vassar Avenue N
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
6
Bathrooms
4
Full bathrooms
4
Rooms
Bathroom 2, Bedroom 6, Bathroom 1, Bathroom 3, Bathroom 4, Bedroom 1, Bedroom 4, Bedroom 5, Bedroom 3, Bedroom 2
Parking features
Carport, Covered
Exterior features
Stucco, Wood
High school district
Fresno Unified
Directions
The major cross street is Fruit and Clinton in Fresno. Just simply Google Map it. Please contact the listing agent for the Keys. Thank You. (559) 288-7178
Subdivision
705
Standard status
Active
APN
44404118
Size
2,452 SF
Lot size
0.20 Acres
Amenities
EV fast charger
solar panels
in-unit washer and dryer
private backyard
Building Details
Year built
2022
Floors in Building
1
Number of units
2
Roof type
Composition
Listing Agency:
Better Homes & Garden Real Estate GoldLeaf · Better Homes and Gardens Real Estate
(559) 439-4653
Listed By:
Keyvan Abedi · License #01766804
(559) 439-4653
Added: Jun 29
Changed: Aug 29
Last Checked: Aug 29 at 5:06PM
MLS# 651181
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.
Built in 2022, this duplex contains two single-story residences totaling 2,452 square feet. Each unit offers 3 bedrooms, 2 bathrooms, an open-concept layout, a kitchen with contemporary finishes, and approximately 1,226 square feet of living space. Both residences include a finished one-car garage with an EV fast charger, a fully paid 10-panel solar system, separate PG&E and water meters, a refrigerator, gas range and oven, and an in-unit washer and dryer.
The property occupies 0.1955 acres and provides private backyards for each residence. One unit is leased, while the second is vacant. There is no HOA. The duplex is located near schools, shopping, dining, medical facilities, and major commuter routes in Fresno, California.
The property occupies 0.1955 acres and provides private backyards for each residence. One unit is leased, while the second is vacant. There is no HOA. The duplex is located near schools, shopping, dining, medical facilities, and major commuter routes in Fresno, California.
Key Highlights
- Duplex built in 2022 with two single‑story units
- Each residence has 3 bedrooms, 2 bathrooms, and approximately 1,226 square feet
- Total property size is 2,452 square feet on 0.1955 acres
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
$32,116
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
4.76%
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%
$642,320
$642.3K
Cap Rate 7%
$458,800
$458.8K
Cap Rate 9%
$356,844
$356.8K
Market Conditions
NOI Build-Up for 2,452 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
$48.5K $19.80/SF
− Vacancy
−$2.7K −$1.09/SF
EGI
$45.9K $18.71/SF
− OpEx
−$13.8K −$5.61/SF
NOI
$32.1K $13.10/SF
Area
Fresno, CA
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%
$642,320
Cap Rate 7%
$458,800
Cap Rate 9%
$356,844
Alternative Uses
Best Use
Multifamily LT 5
$458.8K
$401.5K – $535.3K
NOI $32,116 @ 7.0% cap · market cap 4.76%
Second Best
Apartment 5plus
$401.9K
$351.7K – $468.9K
NOI $28,134 @ 7.0% cap · market cap 4.17%
Theoretical Best
Office A
$722.6K
$632.3K – $843.0K
NOI $50,580 @ 7.0% cap · market cap 7.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
50%
Occupancy
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
468
Businesses Nearby
Explore this area
Business Placement
Demographics for 93705, CA
38,125
Population
13,408
Households
2.8
Avg Household Size
31
Median Age
16%
College-Educated
75%
High-School Grad
4.9 sq mi
ZIP Area
7,781
Density / Sq Mi
$55,152
Median Household Income
$35,979
Median Earnings
$1,254
Median Rent
$281,300
Median Home Value
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 updated residences combine flexible occupancy with private outdoor areas and separate utility metering.
Where is this duplex located?
The property is located at 728 W Vassar Avenue N Fresno, CA.
What is the asking price?
The asking price for this property is $675,000.
What are key features of this property?
This property features: Duplex built in 2022 with two single‑story units; Each residence has 3 bedrooms, 2 bathrooms, and approximately 1,226 square feet; Total property size is 2,452 square feet on 0.1955 acres
