Brick Office Building with Dual
For Sale
Contact for pricing
1463-1465 N Van Ness Ave, Fresno, CA 93728
Brick office building totaling about 3,240 sq. ft., with reception, private offices, conference room, storage, and dual entrances.
Property Size3,240 SF
Price / SF$185.19
Days on Market280
Property Features for 1463-1465 N Van Ness Ave
General Information
Standard status
Active
Size
3,240 SF
Property subtype
OFFICE
Amenities
large display windows
reception area
private offices
conference room
ample storage
dual entrances
Listing Agency:
Saito Company
(559) 284-9028
Listed By:
Patrick Monreal · License #02007579
Source:
Moodyscre
Added: Dec 12, 2025
Changed: Sep 16
Last Checked: Sep 16 at 12:39PM
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 Saito Company
Investment Insights
Based on property information with market context.
1463–1465 N Van Ness Ave is a distinctive brick office building offering approximately 3,240 sq. ft. of office space. The interior layout includes a reception area, private offices, a conference room, ample storage, and large display windows designed to support a professional work environment.
The building has dual entrances for access from both sides of the property. Located along N Van Ness Avenue in Fresno’s Tower District, it benefits from prominent visibility on a well-traveled downtown corridor.
The Tower District is known for its walkable streets and local retail mix, with nearby businesses including Component Coffee, Sam's Italian Deli & Market, Veni Vidi Vici, and Howlin Wolf.
The building has dual entrances for access from both sides of the property. Located along N Van Ness Avenue in Fresno’s Tower District, it benefits from prominent visibility on a well-traveled downtown corridor.
The Tower District is known for its walkable streets and local retail mix, with nearby businesses including Component Coffee, Sam's Italian Deli & Market, Veni Vidi Vici, and Howlin Wolf.
Key Highlights
- Approximately 3,240 sq. ft. brick office building on N. Van Ness Avenue in Fresno’s Tower District
- Office layout includes a reception area, private offices, and a conference room
- Large display windows for customer or client visibility
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
$47,968
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
7.99%
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%
$959,360
$959.4K
Cap Rate 7%
$685,257
$685.3K
Cap Rate 9%
$532,978
$533.0K
Market Conditions
NOI Build-Up for 3,240 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
$68.0K $21.00/SF
− Vacancy
−$4.1K −$1.26/SF
EGI
$64.0K $19.74/SF
− OpEx
−$16.0K −$4.94/SF
NOI
$48.0K $14.81/SF
Area
Fresno, CA
Vacancy
6.00%
Lease Rate
$21.00 /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%
$959,360
Cap Rate 7%
$685,257
Cap Rate 9%
$532,978
Alternative Uses
Best Use
Office B
$685.3K
$599.6K – $799.5K
NOI $47,968 @ 7.0% cap · market cap 7.99%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$954.8K
$835.4K – $1.11M
NOI $66,835 @ 7.0% cap · market cap 11.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
1,293
Businesses Nearby
Explore this area
Business Placement
Demographics for 93728, CA
16,191
Population
6,878
Households
2.4
Avg Household Size
35
Median Age
18%
College-Educated
77%
High-School Grad
3.0 sq mi
ZIP Area
5,397
Density / Sq Mi
$52,809
Median Household Income
$34,696
Median Earnings
$1,243
Median Rent
$239,700
Median Home Value
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Market
Vacancy Rate% for Office in West region
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Frequently Asked Questions
What type of property is this?
Office building - Brick office building totaling about 3,240 sq. ft., with reception, private offices, conference room, storage, and dual entrances.
Where is this office building located?
The property is located at 1463-1465 N Van Ness Ave Fresno, CA.
What is the asking price?
The asking price for this property is $600,000.
What are key features of this property?
This property features: Approximately 3,240 sq. ft. brick office building on N. Van Ness Avenue in Fresno’s Tower District; Office layout includes a reception area, private offices, and a conference room; Large display windows for customer or client visibility
