Three-Unit Residential
For Sale
$799,999
1058 Pierce Drive, Clovis, CA 93612
Established residential asset with three separate units and access to shopping, schools, and freeway connections.
Property Size3,354 SF
Days on Market46
Property Features for 1058 Pierce Drive
General Information
Standard status
Active
Size
3,354 SF
Property subtype
Multi Family Home
Building Details
Building Size
3,354 SF
Year Built
1973
Stories
1
Units
3
Listing Agency:
SB Realty Group, Inc.
(916) 417-4171
Listed By:
Brandon J. Smith
(916) 417-4171
Source:
Coalingamidstaterealty
Added: Jul 10
Changed: Aug 21
Last Checked: Aug 23 at 1:18PM
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 SB Realty Group, Inc.
Investment Insights
Based on property information with market context.
This residential triplex at 1058 Pierce Drive contains three units within approximately 3,354 square feet on a 0.25-acre lot. Constructed in 1973, the property offers a multi-unit configuration suited to residential rental use. Unit C is currently available for preview.
The property is situated in Clovis near shopping and schools, with freeway access nearby. The unit layout and financial details should be independently verified as part of the review process.
The property is situated in Clovis near shopping and schools, with freeway access nearby. The unit layout and financial details should be independently verified as part of the review process.
Key Highlights
- Three‑unit triplex configuration
- Approximately 3,354 total square feet
- 0.25‑acre lot
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
$49,400
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
6.18%
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%
$988,000
$988.0K
Cap Rate 7%
$705,714
$705.7K
Cap Rate 9%
$548,889
$548.9K
Market Conditions
NOI Build-Up for 3,354 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
$74.5K $22.20/SF
− Vacancy
−$3.9K −$1.16/SF
EGI
$70.6K $21.04/SF
− OpEx
−$21.2K −$6.31/SF
NOI
$49.4K $14.73/SF
Area
Clovis, CA
Vacancy
5.22%
Lease Rate
$22.20 /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%
$988,000
Cap Rate 7%
$705,714
Cap Rate 9%
$548,889
Alternative Uses
Best Use
Multifamily LT 5
$705.7K
$617.5K – $823.3K
NOI $49,400 @ 7.0% cap · market cap 6.18%
Second Best
Apartment 5plus
$627.6K
$549.1K – $732.2K
NOI $43,930 @ 7.0% cap · market cap 5.49%
Theoretical Best
Office A
$845.0K
$739.4K – $985.8K
NOI $59,148 @ 7.0% cap · market cap 7.39%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
254
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
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Triplex - Established residential asset with three separate units and access to shopping, schools, and freeway connections.
Where is this triplex located?
The property is located at 1058 Pierce Drive Clovis, CA.
What is the asking price?
The asking price for this property is $799,999.
What are key features of this property?
This property features: Three‑unit triplex configuration; Approximately 3,354 total square feet; 0.25‑acre lot
