Office Building with Five Private
For Sale
$395,000
108 E Morton Avenue, Porterville, CA 93257
Commercial Sale, Porterville, CA
Property Size1,278 SF
Lot Size0.20 Acres
Price / SF$309.08
Days on Market51
Property Features for 108 E Morton Avenue
General Information
Property type
Commercial Sale
Property subtype
Office
Directions
From Main St go east on Morton to property.
Subdivision
Porterville NE
Standard status
Active
APN
253015000000
Size
1,278 SF
Lot size
0.20 Acres
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Amenities
reception counter
waiting area
five private offices
technology/workroom
kitchenette
restrooms
wheelchair ramps
Building Details
Roof type
Tile
Listing Agency:
Downtown Realty
(559) 615-0215
Listed By:
Sarah Catalina · License #01276135
(559) 333-4549
Added: Aug 4
Changed: Sep 7
Last Checked: Sep 23 at 1:06AM
MLS# 243291
Copyright © 2026 Tulare County MLS. 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 1,278-square-foot office building at 108 E Morton Avenue includes a reception and waiting area, five private offices, a technology/workroom, two restrooms, and a kitchenette. The floor plan supports a range of office-based professional uses, with wheelchair ramps and nine on-site parking spaces serving employees and visitors.
The property occupies 0.2 acres in Porterville, California. Building systems include central heating and central air, while public water and public sewer serve the site. A tile roof completes the improvements.
The property occupies 0.2 acres in Porterville, California. Building systems include central heating and central air, while public water and public sewer serve the site. A tile roof completes the improvements.
Key Highlights
- 1,278‑square‑foot office building on 0.2 acres
- Five private offices plus a dedicated technology/workroom
- Reception area, waiting area, kitchenette, and two restrooms
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
$15,943
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
4.04%
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%
$318,860
$318.9K
Cap Rate 7%
$227,757
$227.8K
Cap Rate 9%
$177,144
$177.1K
Market Conditions
NOI Build-Up for 1,278 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
$25.6K $20.04/SF
− Vacancy
−$4.4K −$3.41/SF
EGI
$21.3K $16.63/SF
− OpEx
−$5.3K −$4.16/SF
NOI
$15.9K $12.47/SF
Area
Tulare County, CA
Vacancy
17.00%
Lease Rate
$20.04 /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%
$318,860
Cap Rate 7%
$227,757
Cap Rate 9%
$177,144
Alternative Uses
Best Use
Office B
$227.8K
$199.3K – $265.7K
NOI $15,943 @ 7.0% cap · market cap 4.04%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$388.2K
$339.7K – $452.9K
NOI $27,173 @ 7.0% cap · market cap 6.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,191
Businesses Nearby
Explore this area
Business Placement
Demographics for 93257, CA
79,569
Population
25,020
Households
3.2
Avg Household Size
31
Median Age
15%
College-Educated
69%
High-School Grad
378.9 sq mi
ZIP Area
210
Density / Sq Mi
$58,261
Median Household Income
$30,344
Median Earnings
$1,086
Median Rent
$276,400
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in West region
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Frequently Asked Questions
What type of property is this?
Office building - Functional office layout with reception, kitchenette, technology/workroom, and wheelchair ramps.
Where is this office building located?
The property is located at 108 E Morton Avenue Porterville, CA.
What is the asking price?
The asking price for this property is $395,000.
What are key features of this property?
This property features: 1,278‑square‑foot office building on 0.2 acres; Five private offices plus a dedicated technology/workroom; Reception area, waiting area, kitchenette, and two restrooms
