Freestanding Flex
For Sale
Contact for pricing
10417 W Goshen Ave, Visalia, CA 93291
Remodeled office component, warehouse space, and a secured paved yard support varied commercial operations.
Property Size11,175 SF
Price / SF$223.71
Days on Market389
Property Features for 10417 W Goshen Ave
General Information
Standard status
Active
Size
11,175 SF
Property subtype
INDUSTRIAL
Site & Location
Highway Access
Yes
Road Access
Yes
Fenced Yard
Yes
Utilities to Site
Yes
Warehouse & Industrial
Clear Height
18 ft
Warehouse Space
9,975 SF
Office Build-Out
1,200 SF
Sprinkler System
Yes
Amenities
Fully Fenced Yard
Concrete Parking
Secure Yard
Paved Truck Court
Truck Entry
City Utility Services
Semi Turn Around & Pull-Through Capability
Water & Air Lines Throughout
Building Details
Building Size
11,175 SF
Listing Agency:
KW Commercial | Central California
(559) 302-8698
Listed By:
Kevin Land · License #01516541
(559) 359-4035
Source:
Moodyscre
Added: Aug 7, 2025
Changed: Aug 30
Last Checked: Aug 30 at 12:35PM
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 KW Commercial | Central California
Investment Insights
Based on property information with market context.
This freestanding flex property contains 11,175 SF, including approximately 9,975 SF of warehouse area and 1,200 SF of remodeled office space. A 5,000 SF overhang, 18-foot clear height, one 10' 12' roll-up door, two restrooms, sprinkler protection, and water and air lines throughout add functional utility. City utility services are in place.
The property includes a fully fenced yard with concrete parking, a paved truck court, truck entry, semi turn-around, and pull-through capability. Access is available through CA-99, Betty Dr, and Goshen Ave, with nearby CA-99 and CA-198 connections. The site records approximately 133,238 cars per day and is near corporate neighbors, Plaza Park, and Valley Oaks Golf Course.
The property includes a fully fenced yard with concrete parking, a paved truck court, truck entry, semi turn-around, and pull-through capability. Access is available through CA-99, Betty Dr, and Goshen Ave, with nearby CA-99 and CA-198 connections. The site records approximately 133,238 cars per day and is near corporate neighbors, Plaza Park, and Valley Oaks Golf Course.
Key Highlights
- 11,175 SF freestanding building with 9,975 SF warehouse and 1,200 SF remodeled office
- 5,000 SF overhang, 18' clear height, and one 10' 12' roll‑up door
- Fully fenced yard with paved truck court, truck entry, semi turn‑around, and pull‑through capability
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
$176,791
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
7.07%
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%
$3,535,820
$3.5M
Cap Rate 7%
$2,525,586
$2.5M
Cap Rate 9%
$1,964,344
$2.0M
Market Conditions
NOI Build-Up for 11,175 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
$295.0K $26.40/SF
− Vacancy
−$59.3K −$5.31/SF
EGI
$235.7K $21.09/SF
− OpEx
−$58.9K −$5.27/SF
NOI
$176.8K $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%
$3,535,820
Cap Rate 7%
$2,525,586
Cap Rate 9%
$1,964,344
Alternative Uses
Best Use
Office B
$2.53M
$2.21M – $2.95M
NOI $176,791 @ 7.0% cap · market cap 7.07%
Second Best
Warehouse
$1.92M
$1.68M – $2.24M
NOI $134,252 @ 7.0% cap · market cap 5.37%
Theoretical Best
Office A
$3.06M
$2.68M – $3.57M
NOI $214,292 @ 7.0% cap · market cap 8.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
18 ft
Clear height
Yes
Sprinkler system
Yes
Fenced yard
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
232
Businesses Nearby
Balanced
Demand for This Use
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?
Flex space - Remodeled office component, warehouse space, and a secured paved yard support varied commercial operations.
Where is this flex space located?
The property is located at 10417 W Goshen Ave Visalia, CA.
What is the asking price?
The asking price for this property is $2,500,000.
What are key features of this property?
This property features: 11,175 SF freestanding building with 9,975 SF warehouse and 1,200 SF remodeled office; 5,000 SF overhang, 18' clear height, and one 10' 12' roll‑up door; Fully fenced yard with paved truck court, truck entry, semi turn‑around, and pull‑through capability
