Updated 8-Unit Apartment
For Sale
$1,300,000
800 W Murray Avenue, Visalia, CA 93291
Multi Family, Visalia, CA
Property Size5,032 SF
Lot Size0.20 Acres
Price / SF$258.35
Days on Market30
Property Features for 800 W Murray Avenue
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
12
Bathrooms
8
Full bathrooms
8
Rooms
Bathroom 7, Bedroom 9, Bathroom 5, Bedroom 7, Bedroom 5, Bathroom 1, Bathroom 4, Bedroom 2, Bedroom 4, Bedroom 11, Bedroom 10, Bathroom 2, Bedroom 1, Bedroom 8, Bathroom 6, Bedroom 12, Bathroom 8, Bedroom 3, Bathroom 3, Bedroom 6
Parking features
Carport
Exterior features
Stucco, Wood
High school district
Visalia Schools
Directions
West on Murray, right on Stevenson
Subdivision
291
Standard status
Active
APN
093171003
Size
5,032 SF
Lot size
0.20 Acres
Building Details
Year built
1978
Floors in Building
2
Number of units
8
Roof type
Tile, Composition
Listing Agency:
Fresno Income Properties
(559) 438-9410
Listed By:
Roy Cordova · License #01944933
(559) 438-9410
Added: Aug 3
Changed: Sep 1
Last Checked: Sep 1 at 10:06PM
MLS# 653164
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 8-unit apartment property contains 5,032 square feet on a 0.2-acre corner lot. The unit mix includes four 1-bedroom, 1-bath apartments and four 2-bedroom, 1-bath apartments. Constructed in 1978, the building has stucco and wood exterior elements, composition and tile roofing, and carport parking.
Several apartments have received improvements including new flooring, kitchen countertops, appliances, and fixtures. Updated bathroom features include tub and shower assemblies, vanities, countertops, and fixtures. Vacant units may be delivered leased or vacant, providing flexibility for occupancy planning. The property is located at 800 W Murray Avenue in Visalia, California, within Tulare County.
Several apartments have received improvements including new flooring, kitchen countertops, appliances, and fixtures. Updated bathroom features include tub and shower assemblies, vanities, countertops, and fixtures. Vacant units may be delivered leased or vacant, providing flexibility for occupancy planning. The property is located at 800 W Murray Avenue in Visalia, California, within Tulare County.
Key Highlights
- 8‑unit apartment complex with a balanced mix of four 1‑bedroom/1‑bath and four 2‑bedroom/1‑bath units
- 5,032 square feet on a 0.2‑acre corner lot
- Multiple units updated with flooring, kitchen, and bathroom improvements
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
$41,786
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
3.21%
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%
$835,720
$835.7K
Cap Rate 7%
$596,943
$596.9K
Cap Rate 9%
$464,289
$464.3K
Market Conditions
NOI Build-Up for 5,032 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
$81.5K $16.20/SF
− Vacancy
−$5.5K −$1.10/SF
EGI
$76.0K $15.10/SF
− OpEx
−$34.2K −$6.79/SF
NOI
$41.8K $8.30/SF
Area
Visalia, CA
Vacancy
6.80%
Lease Rate
$16.20 /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%
$835,720
Cap Rate 7%
$596,943
Cap Rate 9%
$464,289
Alternative Uses
Best Use
Apartment 5plus
$596.9K
$522.3K – $696.4K
NOI $41,786 @ 7.0% cap · market cap 3.21%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.38M
$1.21M – $1.61M
NOI $96,494 @ 7.0% cap · market cap 7.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
8
Residential units
Location Intelligence
Trade Area within ½ mile
2,879
Businesses Nearby
Explore this area
Business Placement
Demographics for 93291, CA
63,366
Population
19,866
Households
3.2
Avg Household Size
32
Median Age
24%
College-Educated
81%
High-School Grad
84.2 sq mi
ZIP Area
753
Density / Sq Mi
$81,502
Median Household Income
$41,778
Median Earnings
$1,331
Median Rent
$381,600
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?
Apartment building - Corner-lot multifamily property with varied unit layouts, carport parking, and improvements to several apartments.
Where is this apartment building located?
The property is located at 800 W Murray Avenue Visalia, CA.
What is the asking price?
The asking price for this property is $1,300,000.
What are key features of this property?
This property features: 8‑unit apartment complex with a balanced mix of four 1‑bedroom/1‑bath and four 2‑bedroom/1‑bath units; 5,032 square feet on a 0.2‑acre corner lot; Multiple units updated with flooring, kitchen, and bathroom improvements
