Brick Office Building with Dual
For Sale
Contact for pricing
1463 N Van Ness Ave, Fresno, CA 93728
CMS-zoned office property with reception, private offices, conference space, storage, and display windows.
Property Size3,240 SF
Price / SF$185.19
Days on Market145
Property Features for 1463 N Van Ness Ave
General Information
Standard status
Active
Size
3,240 SF
Property subtype
Office
Zoning
CMS
Additional Details
Highway Access
Yes
Amenities
large display windows
reception area
private offices
conference room
ample storage
dual entrances
Building Details
Buildings
1
Stories
1
Tenancy
Single
Construction
brick
Listing Agency:
Mark Saito Company
(559) 284-9028
Listed By:
Patrick Monreal · License #CA 02007579
Source:
Crexi
Added: Apr 9
Changed: Aug 31
Last Checked: Aug 31 at 1:56AM
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 Mark Saito Company
Investment Insights
Based on property information with market context.
This approximately 3,240-square-foot office building is constructed of brick and arranged for multiple work functions. Interior features include a reception area, private offices, a conference room, storage, and large display windows. Entrances on both sides of the property provide separate access points for staff, visitors, or office operations.
The property is located at 1463 N Van Ness Ave in Fresno’s Tower District, along N. Van Ness Avenue. The surrounding district includes Component Coffee, Sam's Italian Deli & Market, Veni Vidi Vici, and Howlin Wolf, with dense residential neighborhoods about one block away. The site also offers access to CA-41 and is minutes from Fresno City College, which serves approximately 30,000± students annually. Zoning is CMS.
The property is located at 1463 N Van Ness Ave in Fresno’s Tower District, along N. Van Ness Avenue. The surrounding district includes Component Coffee, Sam's Italian Deli & Market, Veni Vidi Vici, and Howlin Wolf, with dense residential neighborhoods about one block away. The site also offers access to CA-41 and is minutes from Fresno City College, which serves approximately 30,000± students annually. Zoning is CMS.
Key Highlights
- Approximately 3,240 sq. ft. of office space
- Brick building with large display windows
- Reception area, private offices, conference room, and storage
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
Property Profile
Current Use
Lease Details
Yes
Highway access
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
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - CMS-zoned office property with reception, private offices, conference space, storage, and display windows.
Where is this office building located?
The property is located at 1463 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. of office space; Brick building with large display windows; Reception area, private offices, conference room, and storage
