Multi-Building Industrial
For Sale
$3,500,000
1260 Buttonwillow Avenue, Reedley, CA 93654
Fully fenced and gated industrial property with five structures and substantial covered storage.
Property Size20,850 SF
Lot Size9.77 Acres
Price / SF$167.87
Days on Market60
Property Features for 1260 Buttonwillow Avenue
General Information
Standard status
Active
Size
20,850 SF
Lot size
9.77 Acres
Property subtype
Industrial
Additional Details
Fenced Yard
Yes
Amenities
Central Air
3
Irregular
Out Building.
Building Details
Year Built
1994
Listing Agency:
The Equity Group
(559) 343-3049
Listed By:
Jason Ritchie · License #01948820
(559) 343-3049
Source:
Xome
Added: Jun 12
Changed: Aug 8
Last Checked: Aug 10 at 2:59AM
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 The Equity Group
Investment Insights
Based on property information with market context.
A multi-building industrial facility on a fully fenced and gated site, offering a mix of warehouse, office, and covered storage improvements. The property includes five structures with stated building improvements totaling 19,787 square feet, along with 13,725 square feet of covered storage. Covered storage is broken out across multiple areas, including space designated as 12,202 square feet and 1,523 square feet. The facility also includes a dedicated commodity/material storage area and an onsite fuel station.
The layout incorporates a large yard area intended for truck parking, equipment storage, or distribution operations, supporting flexible use of the site. Building details include a 19,000-square-foot structure with approximately 33% office build-out, a 1,600-square-foot warehouse, a 1,583-square-foot office currently described as formerly used for nursery operations, and two additional warehouse/manufacturing buildings totaling 704 square feet and 6,900 square feet, respectively.
Zoned for light industrial/manufacturing, the property is presented as suitable for warehouse and distribution, manufacturing/fabrication, contractor or equipment storage, and logistics-type operations, with the option for owner-user use or a multi-tenant configuration based on the described layout.
The layout incorporates a large yard area intended for truck parking, equipment storage, or distribution operations, supporting flexible use of the site. Building details include a 19,000-square-foot structure with approximately 33% office build-out, a 1,600-square-foot warehouse, a 1,583-square-foot office currently described as formerly used for nursery operations, and two additional warehouse/manufacturing buildings totaling 704 square feet and 6,900 square feet, respectively.
Zoned for light industrial/manufacturing, the property is presented as suitable for warehouse and distribution, manufacturing/fabrication, contractor or equipment storage, and logistics-type operations, with the option for owner-user use or a multi-tenant configuration based on the described layout.
Key Highlights
- 19.77‑acre fully fenced and gated industrial property with Light Industrial/Manufacturing zoning
- 19,787 SF building improvements across 5 structures, built in 1994
- 13,725 SF of covered storage plus additional large yard area for truck/equipment parking and distribution
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
$269,491
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
7.70%
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%
$5,389,820
$5.4M
Cap Rate 7%
$3,849,871
$3.8M
Cap Rate 9%
$2,994,344
$3.0M
Market Conditions
NOI Build-Up for 20,850 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
$407.8K $19.56/SF
− Vacancy
−$22.8K −$1.10/SF
EGI
$385.0K $18.46/SF
− OpEx
−$115.5K −$5.54/SF
NOI
$269.5K $12.93/SF
Area
Fresno County, CA
Vacancy
5.60%
Lease Rate
$19.56 /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%
$5,389,820
Cap Rate 7%
$3,849,871
Cap Rate 9%
$2,994,344
Alternative Uses
Best Use
Warehouse
$4.67M
$4.09M – $5.45M
NOI $327,240 @ 7.0% cap · market cap 9.35%
Second Best
Industrial
$3.85M
$3.37M – $4.49M
NOI $269,491 @ 7.0% cap · market cap 7.70%
Theoretical Best
Office A
$5.91M
$5.17M – $6.89M
NOI $413,659 @ 7.0% cap · market cap 11.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
115
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 93654, CA
30,620
Population
9,505
Households
3.2
Avg Household Size
34
Median Age
17%
College-Educated
71%
High-School Grad
100.5 sq mi
ZIP Area
305
Density / Sq Mi
$67,471
Median Household Income
$31,281
Median Earnings
$1,198
Median Rent
$334,500
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Warehouse - Fully fenced and gated industrial property with five structures and substantial covered storage.
Where is this warehouse located?
The property is located at 1260 Buttonwillow Avenue Reedley, CA.
What is the asking price?
The asking price for this property is $3,500,000.
What are key features of this property?
This property features: 19.77‑acre fully fenced and gated industrial property with Light Industrial/Manufacturing zoning; 19,787 SF building improvements across 5 structures, built in 1994; 13,725 SF of covered storage plus additional large yard area for truck/equipment parking and distribution
