Duplex with Fenced
For Sale
$299,000
1328 E Fedora Avenue, Fresno, CA 93704
Multi Family, Fresno, CA
Property Size1,376 SF
Lot Size0.34 Acres
Price / SF$217.30
Days on Market9
Property Features for 1328 E Fedora Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
3
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 1, Bathroom 2, Bedroom 1, Bedroom 3, Bedroom 2
Parking features
Covered, Carport
Exterior features
Stucco
High school district
Fresno Unified
Directions
Trave on Fwy 41 to Shields exit. Turn West on Shields, turn North on Blackstone turn West on Fedora to property.
Subdivision
704
Standard status
Active
APN
43517304
Size
1,376 SF
Lot size
0.34 Acres
Amenities
inside laundry
fenced yard
covered car port
loft
Building Details
Year built
1947
Floors in Building
1
Number of units
2
Roof type
Composition
Listing Agency:
Century 21 Select Real Estate · Century 21 Real Estate
(559) 432-1221
Listed By:
Irma Soltero-Sparks
(559) 970-6634
Added: Sep 15
Changed: Sep 22
Last Checked: Sep 23 at 4:06AM
MLS# 655236
Copyright © 2026 Fresno Association of Realtors. 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 duplex at 1328 E Fedora Avenue includes 1,376 square feet on a 0.3444-acre lot. Built in 1947, the property has stucco exterior walls, a composition roof, and covered carport parking. Each residence has its own fenced yard.
The unit at 1328 E Fedora is configured with two bedrooms and one bathroom, along with inside laundry. The residence at 1330 E Fedora provides one bedroom, one bathroom, a loft, and a fenced yard. Tenants in both units would like to remain, providing an existing occupancy consideration for a purchaser.
The unit at 1328 E Fedora is configured with two bedrooms and one bathroom, along with inside laundry. The residence at 1330 E Fedora provides one bedroom, one bathroom, a loft, and a fenced yard. Tenants in both units would like to remain, providing an existing occupancy consideration for a purchaser.
Key Highlights
- Two‑unit duplex totaling 1,376 square feet
- 0.3444‑acre lot with fenced yards for both residences
- 1328 E Fedora: two bedrooms, one bathroom, and inside laundry
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
$18,022
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
6.03%
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%
$360,440
$360.4K
Cap Rate 7%
$257,457
$257.5K
Cap Rate 9%
$200,244
$200.2K
Market Conditions
NOI Build-Up for 1,376 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
$27.2K $19.80/SF
− Vacancy
−$1.5K −$1.09/SF
EGI
$25.7K $18.71/SF
− OpEx
−$7.7K −$5.61/SF
NOI
$18.0K $13.10/SF
Area
Fresno, CA
Vacancy
5.50%
Lease Rate
$19.80 /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%
$360,440
Cap Rate 7%
$257,457
Cap Rate 9%
$200,244
Alternative Uses
Best Use
Multifamily LT 5
$257.5K
$225.3K – $300.4K
NOI $18,022 @ 7.0% cap · market cap 6.03%
Second Best
Apartment 5plus
$225.5K
$197.4K – $263.1K
NOI $15,788 @ 7.0% cap · market cap 5.28%
Theoretical Best
Office A
$405.5K
$354.8K – $473.1K
NOI $28,384 @ 7.0% cap · market cap 9.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,023
Businesses Nearby
Explore this area
Business Placement
Demographics for 93704, CA
28,573
Population
12,165
Households
2.3
Avg Household Size
38
Median Age
35%
College-Educated
90%
High-School Grad
5.4 sq mi
ZIP Area
5,291
Density / Sq Mi
$69,659
Median Household Income
$45,965
Median Earnings
$1,392
Median Rent
$366,000
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 Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Duplex - Two distinct unit layouts include inside laundry, enclosed outdoor space, and covered carport parking.
Where is this duplex located?
The property is located at 1328 E Fedora Avenue Fresno, CA.
What is the asking price?
The asking price for this property is $299,000.
What are key features of this property?
This property features: Two‑unit duplex totaling 1,376 square feet; 0.3444‑acre lot with fenced yards for both residences; 1328 E Fedora: two bedrooms, one bathroom, and inside laundry
