Office/Warehouse with Roll-Up
For Sale
Contact for pricing
1109 Barstow Avenue, Clovis, CA 93612
Flexible office and warehouse layout with roll-up doors for efficient shipping, receiving, and customer access.
Property Size5,300 SF
Price / SF$174.93
Days on Market55
Property Features for 1109 Barstow Avenue
General Information
Standard status
Active
Size
5,300 SF
Property subtype
Industrial
Zoning
IL (Light Industrial)
Additional Details
Drive-In Doors
3
Building Details
Year Built
1985
Year Renovated
2006
Buildings
1
Listing Agency:
Newmark - Fresno
Listed By:
Scott Christensen · License #CA 01415793
Source:
Crexi
Added: Jun 15
Changed: Aug 8
Last Checked: Jul 23 at 1:09PM
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 Newmark - Fresno
Investment Insights
Based on property information with market context.
The property is a 5,300± SF office/warehouse building configured with front office/showroom space and warehouse area to the rear. The warehouse portion includes three roll-up doors, supporting practical access for deliveries, receiving, and day-to-day operations.
The building is located on Barstow Avenue near Clovis Avenue in the City of Clovis, offering a mixed-use workplace setup where office presentation and operational space can work together under one roof.
This configuration can suit tenants or buyers seeking an integrated office and warehouse environment rather than separating customer-facing space from operational storage. With dedicated roll-up door access to the warehouse, the site supports common light industrial and distribution needs while maintaining a visible, customer-oriented front office/showroom area.
The building is located on Barstow Avenue near Clovis Avenue in the City of Clovis, offering a mixed-use workplace setup where office presentation and operational space can work together under one roof.
This configuration can suit tenants or buyers seeking an integrated office and warehouse environment rather than separating customer-facing space from operational storage. With dedicated roll-up door access to the warehouse, the site supports common light industrial and distribution needs while maintaining a visible, customer-oriented front office/showroom area.
Key Highlights
- 5,300± SF office/warehouse building built in 1985
- Includes front office/showroom space plus warehouse area
- Warehouse features 3 roll‑up doors for shipping, receiving, and customer access
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
$69,976
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
7.55%
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%
$1,399,520
$1.4M
Cap Rate 7%
$999,657
$999.7K
Cap Rate 9%
$777,511
$777.5K
Market Conditions
NOI Build-Up for 5,300 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
$114.5K $21.60/SF
− Vacancy
−$21.2K −$4.00/SF
EGI
$93.3K $17.60/SF
− OpEx
−$23.3K −$4.40/SF
NOI
$70.0K $13.20/SF
Area
Clovis, CA
Vacancy
18.50%
Lease Rate
$21.60 /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%
$1,399,520
Cap Rate 7%
$999,657
Cap Rate 9%
$777,511
Alternative Uses
Best Use
Office B
$999.7K
$874.7K – $1.17M
NOI $69,976 @ 7.0% cap · market cap 7.55%
Second Best
Flex RnD
$897.7K
$785.5K – $1.05M
NOI $62,837 @ 7.0% cap · market cap 6.78%
Theoretical Best
Office A
$1.34M
$1.17M – $1.56M
NOI $93,467 @ 7.0% cap · market cap 10.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Drive-in doors
Location Intelligence
Trade Area within ½ mile
1,798
Businesses Nearby
Under-served
Demand for This Use
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 Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Flexible office and warehouse layout with roll-up doors for efficient shipping, receiving, and customer access.
Where is this flex space located?
The property is located at 1109 Barstow Avenue Clovis, CA.
What is the asking price?
The asking price for this property is $927,150.
What are key features of this property?
This property features: 5,300± SF office/warehouse building built in 1985; Includes front office/showroom space plus warehouse area; Warehouse features 3 roll‑up doors for shipping, receiving, and customer access
