Retail Storefront with For
For Sale
$475,000
1448 N Blackstone Avenue, Fresno, CA 93703
Commercial, Fresno, CA
Property Size1,872 SF
Lot Size0.20 Acres
Price / SF$253.74
Days on Market364
Property Features for 1448 N Blackstone Avenue
General Information
Property type
Commercial Sale
Property subtype
Retail
Zoning description
NMX
Directions
Head south of N Blackstone Avenue towards the HWY 180. Drive Past E McKinley Avenue. Make a U-Turn in front of O'Reilly's Auto parts. Destination will be on the right
Subdivision
703
Standard status
Active
APN
45114108
Size
1,872 SF
Lot size
0.20 Acres
Building Details
Year built
1946
Floors in Building
1
Roof type
Flat
Listing Agency:
Universal Realty Services, Inc.
(559) 298-0180
Listed By:
Gautam Atri · License #02050505
(559) 285-4841
Added: Sep 1, 2025
Changed: Aug 29
Last Checked: Aug 30 at 6:06AM
MLS# 636357
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 for-sale retail storefront offers a compact footprint totaling 1,872 square feet, suited for a range of small commercial uses. The property is identified as a storefront/retail space and presents an opportunity for a buyer seeking a manageable size commercial building. With the lot sized at 0.1986 acres, it supports a straightforward site profile for a neighborhood-oriented operation.
The property is located at 1448 N Blackstone Avenue in Fresno, CA 93703. As a standalone storefront on this avenue, it is positioned for direct street-level visibility for retail and service tenants that benefit from convenient walk-up and local drive-by access.
From a tenant and buyer fit standpoint, the building size aligns with concepts that do not require large-format square footage. It may also appeal to owner-operators looking to control their occupancy in a smaller retail environment. For investors, the asset may be considered for portfolios targeting lower square-footage retail holdings, subject to due diligence on the building’s specific condition, current configuration, and operating requirements.
The property is located at 1448 N Blackstone Avenue in Fresno, CA 93703. As a standalone storefront on this avenue, it is positioned for direct street-level visibility for retail and service tenants that benefit from convenient walk-up and local drive-by access.
From a tenant and buyer fit standpoint, the building size aligns with concepts that do not require large-format square footage. It may also appeal to owner-operators looking to control their occupancy in a smaller retail environment. For investors, the asset may be considered for portfolios targeting lower square-footage retail holdings, subject to due diligence on the building’s specific condition, current configuration, and operating requirements.
Key Highlights
- Built in 1946
- Flat roof
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
$21,936
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
4.62%
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%
$438,720
$438.7K
Cap Rate 7%
$313,371
$313.4K
Cap Rate 9%
$243,733
$243.7K
Market Conditions
NOI Build-Up for 1,872 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
$33.7K $18.00/SF
− Vacancy
−$2.4K −$1.26/SF
EGI
$31.3K $16.74/SF
− OpEx
−$9.4K −$5.02/SF
NOI
$21.9K $11.72/SF
Area
Fresno, CA
Vacancy
7.00%
Lease Rate
$18.00 /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%
$438,720
Cap Rate 7%
$313,371
Cap Rate 9%
$243,733
Alternative Uses
Best Use
Retail
$313.4K
$274.2K – $365.6K
NOI $21,936 @ 7.0% cap · market cap 4.62%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$551.7K
$482.7K – $643.6K
NOI $38,616 @ 7.0% cap · market cap 8.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,065
Businesses Nearby
183k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 73%
Shops & Services 19%
Home Improvements & Furnishings 8%
Dutch Bros. Coffee
Dining
49,136 visits/mo
0.2 miles
Taco Bell
Dining
28,297 visits/mo
0.2 miles
McDonald's
Dining
23,488 visits/mo
0.3 miles
Wendy's
Dining
15,565 visits/mo
0.5 miles
Harbor Freight Tools
Home Improvements & Furnishings
14,046 visits/mo
0.2 miles
Demographics for 93703, CA
34,840
Population
11,155
Households
3.1
Avg Household Size
31
Median Age
9%
College-Educated
72%
High-School Grad
4.8 sq mi
ZIP Area
7,258
Density / Sq Mi
$43,236
Median Household Income
$30,359
Median Earnings
$1,204
Median Rent
$250,200
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - Small retail storefront offered for sale, well-suited for an owner-operator or a compact neighborhood service concept.
Where is this storefront property located?
The property is located at 1448 N Blackstone Avenue Fresno, CA.
What is the asking price?
The asking price for this property is $475,000.
What are key features of this property?
This property features: Built in 1946; Flat roof
