Multi-Building Industrial
For Sale
$3,500,000
1260 S Buttonwillow Avenue, Reedley, CA 93654
COMMERCIAL - Reedley, CA
Property Size20,850 SF
Lot Size9.77 Acres
Price / SF$167.87
Days on Market52
Property Features for 1260 S Buttonwillow Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Light Industrial | Manufacturing | Retail
Security features
Security System
Directions
From E Dinuba Ave, South on S Buttonwillow Ave, Property will be on the East side.
Subdivision
Out of Area
Standard status
Active
APN
37024042
Size
20,850 SF
Lot size
9.77 Acres
Utilities
Sewer type
Septic Tank
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1994
Floors in Building
2
Roof type
Metal
Additional Structures
Outbuilding
Listing Agency:
The Equity Group
(559) 732-8800
Listed By:
Jason D Ritchie · License #01948820
(559) 343-3049
Added: Jul 1
Changed: Aug 4
Last Checked: Aug 21 at 6:06PM
MLS# 242649
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 multi-building industrial facility offers approximately 9.77 acres that are fully fenced and gated. The property includes multiple structures totaling about 19,787 square feet of building improvements across five structures, supported by approximately 13,725 square feet of covered storage. Covered storage is available in multiple configurations, along with a dedicated commodity or material storage area and onsite fuel station.
The yard area is sized to support truck parking, equipment storage, or distribution activities, and the site is described as flexible for potential multi-tenant or owner-user configuration. Building components include a larger structure with office build-out, smaller warehouse and office spaces, and additional warehouse/manufacturing covered storage.
The property is listed for light industrial and manufacturing use, and the site is described as previously occupied by an irrigation and nursery business, with an interior layout that may be suitable for demising into multiple tenant spaces.
The yard area is sized to support truck parking, equipment storage, or distribution activities, and the site is described as flexible for potential multi-tenant or owner-user configuration. Building components include a larger structure with office build-out, smaller warehouse and office spaces, and additional warehouse/manufacturing covered storage.
The property is listed for light industrial and manufacturing use, and the site is described as previously occupied by an irrigation and nursery business, with an interior layout that may be suitable for demising into multiple tenant spaces.
Key Highlights
- +/-9.77‑acre fully fenced and gated industrial property with Light Industrial/Manufacturing zoning at 1260 S Buttonwillow Ave, Reedley, CA
- +/-19,787 SF building improvements across 5 structures, including +/-9,000 SF Structure 1 with +/-33% office build‑out
- +/-13,725 SF of covered storage plus large yard area for truck parking, equipment storage, or 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
Property Profile
Current Use
Lease Details
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
99
Businesses Nearby
Under-served
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 Industrial 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?
Flex space - Fully fenced and gated industrial property with multiple buildings, covered storage, and substantial yard area.
Where is this flex space located?
The property is located at 1260 S 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: +/-9.77‑acre fully fenced and gated industrial property with Light Industrial/Manufacturing zoning at 1260 S Buttonwillow Ave, Reedley, CA; +/-19,787 SF building improvements across 5 structures, including +/-9,000 SF Structure 1 with +/-33% office build‑out; +/-13,725 SF of covered storage plus large yard area for truck parking, equipment storage, or distribution
