Mixed-Use Property with
For Sale
$3,000,000
101-111 W Main Street, Visalia, CA 93291
Twenty-unit commercial building combines occupied storefronts with flexible second-floor studio suites and private parking.
Property Size14,244 SF
Days on Market90
Property Features for 101-111 W Main Street
General Information
Standard status
Active
Size
14,244 SF
Total Parking Spaces
15
Property subtype
Commercial
Zoning
Mixed Use Downtown Zone—(D-MU) https:/
Additional Details
Corner Location
Yes
Building Details
Building Size
14,244 SF
Year Built
1920
Buildings
1
Stories
2
Tenancy
Multi
Listing Agency:
Downtown Realty Luxury
(559) 737-1636
Listed By:
Josh Ormonde · License #02087097
(559) 737-1636
Source:
Home-realty
Added: Jun 2
Changed: Aug 30
Last Checked: Aug 30 at 5:26AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Downtown Realty Luxury
Investment Insights
Based on property information with market context.
Built in 1920, this mixed-use commercial property contains 20 units across two floors. The ground level includes five retail spaces, all occupied, while the second floor offers 15 studio suites with eight currently vacant. The property is zoned Mixed Use Downtown Zone (D-MU) and includes 15 dedicated private parking spaces.
The building occupies 101-111 W Main Street at the intersection of Main and Court Street in Visalia, California. Existing ground-floor occupants include Cellar Door, Wimpy's Hamburgers, Root Lifestyle, Last Wave Tattoo, and Raphael's Jewelry. The upper-level studio configuration provides a flexible component within the overall retail and office-oriented asset.
The building occupies 101-111 W Main Street at the intersection of Main and Court Street in Visalia, California. Existing ground-floor occupants include Cellar Door, Wimpy's Hamburgers, Root Lifestyle, Last Wave Tattoo, and Raphael's Jewelry. The upper-level studio configuration provides a flexible component within the overall retail and office-oriented asset.
Key Highlights
- 20‑unit mixed‑use commercial building built in 1920
- Five occupied ground‑floor retail units
- Second floor includes 15 studio suites, with 8 vacant
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
$225,343
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
7.51%
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%
$4,506,860
$4.5M
Cap Rate 7%
$3,219,186
$3.2M
Cap Rate 9%
$2,503,811
$2.5M
Market Conditions
NOI Build-Up for 14,244 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
$376.0K $26.40/SF
− Vacancy
−$75.6K −$5.31/SF
EGI
$300.5K $21.09/SF
− OpEx
−$75.1K −$5.27/SF
NOI
$225.3K $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%
$4,506,860
Cap Rate 7%
$3,219,186
Cap Rate 9%
$2,503,811
Alternative Uses
Best Use
Office B
$3.22M
$2.82M – $3.76M
NOI $225,343 @ 7.0% cap · market cap 7.51%
Second Best
Retail
$2.90M
$2.54M – $3.39M
NOI $203,309 @ 7.0% cap · market cap 6.78%
Theoretical Best
Office A
$3.90M
$3.41M – $4.55M
NOI $273,143 @ 7.0% cap · market cap 9.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
3,263
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 Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Twenty-unit commercial building combines occupied storefronts with flexible second-floor studio suites and private parking.
Where is this mixed-use property located?
The property is located at 101-111 W Main Street Visalia, CA.
What is the asking price?
The asking price for this property is $3,000,000.
What are key features of this property?
This property features: 20‑unit mixed‑use commercial building built in 1920; Five occupied ground‑floor retail units; Second floor includes 15 studio suites, with 8 vacant
