Single-Family
For Sale
$220,000
742 W SHAW Avenue, Clovis, CA 93612
Business Opportunity, Clovis, CA
Property Size1,000 SF
Lot Size0.02 Acres
Price / SF$220
Days on Market168
Property Features for 742 W SHAW Avenue
General Information
Property type
Residential
Property subtype
Retail
Parking
100
Parking features
Covered
Subdivision
612
Standard status
Active
APN
NEW/UNDER CONSTRUCTION/NA
Size
1,000 SF
Lot size
0.02 Acres
Listing Agency:
Universal Realty Services, Inc.
(559) 298-0180
Listed By:
Samantha A Xiongnhiathao
(559) 285-4841
Added: Mar 10
Changed: Aug 24
Last Checked: Aug 24 at 5:06PM
MLS# 645403
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 property is listed for sale as a single-family residence and also categorized as a residential income property in the provided materials. The home is situated on a small lot and offers approximately 1,000 square feet of space.
Addressed at 742 W Shaw Avenue in Clovis, California 93612, the property is located in Fresno County. The listed lot size is 0.023 acres, supporting a compact footprint.
Based on the information provided, there are no additional interior updates, unit count details, or configuration specifics included beyond the approximate size metrics. Interested buyers should review the full listing package to confirm layout, condition, and any income-related considerations referenced by the property type.
Addressed at 742 W Shaw Avenue in Clovis, California 93612, the property is located in Fresno County. The listed lot size is 0.023 acres, supporting a compact footprint.
Based on the information provided, there are no additional interior updates, unit count details, or configuration specifics included beyond the approximate size metrics. Interested buyers should review the full listing package to confirm layout, condition, and any income-related considerations referenced by the property type.
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
$13,098
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
5.95%
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%
$261,960
$262.0K
Cap Rate 7%
$187,114
$187.1K
Cap Rate 9%
$145,533
$145.5K
Market Conditions
NOI Build-Up for 1,000 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
$25.2K $25.20/SF
− Vacancy
−$1.4K −$1.39/SF
EGI
$23.8K $23.81/SF
− OpEx
−$10.7K −$10.72/SF
NOI
$13.1K $13.10/SF
Area
Clovis, CA
Vacancy
5.50%
Lease Rate
$25.20 /SF/Yr
Expense Ratio
45.00%
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%
$261,960
Cap Rate 7%
$187,114
Cap Rate 9%
$145,533
Alternative Uses
Best Use
Apartment 5plus
$187.1K
$163.7K – $218.3K
NOI $13,098 @ 7.0% cap · market cap 5.95%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$251.9K
$220.4K – $293.9K
NOI $17,635 @ 7.0% cap · market cap 8.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
684
Businesses Nearby
Explore this area
Business Placement
Demographics for 93612, CA
37,368
Population
14,362
Households
2.6
Avg Household Size
34
Median Age
21%
College-Educated
88%
High-School Grad
6.7 sq mi
ZIP Area
5,577
Density / Sq Mi
$64,079
Median Household Income
$40,460
Median Earnings
$1,410
Median Rent
$311,700
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Single family property - For sale single-family home on a small lot with about 1,000 square feet of living space.
Where is this single family property located?
The property is located at 742 W SHAW Avenue Clovis, CA.
What is the asking price?
The asking price for this property is $220,000.
