Prime Retail Corridor Community
For Sale
Contact for pricing
147 West Shaw Avenue, Fresno, CA
High-exposure retail space with pylon signage in Clovis.
Property Size42,300 SF
Lot Size4.36 Acres
Price / SF$141.73
Days on Market365
Property Features for 147 West Shaw Avenue
General Information
Standard status
Active
Size
42,300 SF
Lot size
4.36 Acres
Property subtype
RETAIL
Listing Agency:
KW Commercial | Central California
(559) 302-8698
Listed By:
Kevin Land · License #01516541
(559) 359-4035
Source:
Moodyscre
Added: Aug 7, 2025
Changed: Jul 10
Last Checked: Jul 21 at 6:57AM
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 KW Commercial | Central California
Investment Insights
Based on property information with market context.
This prime retail location is situated on the number one retail corridor in Clovis. The property features a high-exposure community center space with pylon signage. Approximately 42,300 square feet is available, surrounded by quality tenants. It offers prime corner identity, large pylon signage, and abundant parking with a generous allocation of 367 spaces. The property includes two truck docks and 1,000 amps of 277/480 volt 3-phase power. Located in the newest retail growth corridor with high-income demographics, the site benefits from high traffic on Shaw Avenue, with approximately 224,823 cars per day. It is in close proximity to major traffic generators and CA-168 ramps, providing great access and visibility with an unmatched level of consumer traffic. The property has existing front, rear, and two monument signs, along with ample parking. The highly visible intersection offers easy access. The densely populated trade area includes 355,604 people within a 5-mile radius, with an average household income of $93,743 and 120,610 households in the same area. The property benefits from great exposure from CA-168, Shaw, and Clovis Avenues.
Key Highlights
- Prime retail location on #1 retail corridor in Clovis
- High traffic location on Shaw Avenue with ±224,823 cars per day
- High income demographics: $93,743 average household income within 5 miles
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
$495,671
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
8.27%
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%
$9,913,420
$9.9M
Cap Rate 7%
$7,081,014
$7.1M
Cap Rate 9%
$5,507,456
$5.5M
Market Conditions
NOI Build-Up for 42,300 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
$761.4K $18.00/SF
− Vacancy
−$53.3K −$1.26/SF
EGI
$708.1K $16.74/SF
− OpEx
−$212.4K −$5.02/SF
NOI
$495.7K $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%
$9,913,420
Cap Rate 7%
$7,081,014
Cap Rate 9%
$5,507,456
Alternative Uses
Best Use
Retail
$7.08M
$6.20M – $8.26M
NOI $495,671 @ 7.0% cap · market cap 8.27%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$12.47M
$10.91M – $14.54M
NOI $872,564 @ 7.0% cap · market cap 14.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
576
Businesses Nearby
268k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 44%
Home Improvements & Furnishings 22%
Shops & Services 19%
Groceries 12%
The Home Depot
Home Improvements & Furnishings
60,178 visits/mo
0.2 miles
Smart & Final
Groceries
32,415 visits/mo
0.2 miles
Jack in the Box
Dining
27,376 visits/mo
0.3 miles
Buffalo Wild Wings
Dining
21,436 visits/mo
0.3 miles
Sinclair
Shops & Services
20,418 visits/mo
0.2 miles
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Sunglass Hut — 663 E Shaw Ave, Fresno, CA 93710
- Sunglass Hut at Macy's — 4888 N Fresno St, Fresno, CA 93726
- Sunglass Hut at Macy's — 655 E Shaw Ave, Fresno, CA 93710
- Mac — 625 E Shaw Ave, Fresno, CA 93710
- Luxe Bijoux — 675 E Shaw Ave, Fresno, CA 93710
Frequently Asked Questions
What type of property is this?
Shopping center - High-exposure retail space with pylon signage in Clovis.
Where is this shopping center located?
The property is located at 147 West Shaw Avenue Fresno, CA.
What is the asking price?
The asking price for this property is $5,995,000.
What are key features of this property?
This property features: Prime retail location on #1 retail corridor in Clovis; High traffic location on Shaw Avenue with ±224,823 cars per day; High income demographics: $93,743 average household income within 5 miles
