Executive Office and Shop
For Sale
Contact for pricing
1520 N Sierra Vista Ave, Fresno, CA 93703
Executive office and shop facility in central Fresno location.
Property Size7,200 SF
Price / SF$111.11
Days on Market204
Property Features for 1520 N Sierra Vista Ave
General Information
Standard status
Active
Size
7,200 SF
Property subtype
Office, Industrial
Zoning
IL (Light Industrial- City of Fresno)
Building Details
Year Built
1960
Listing Agency:
Fortune Associates
Listed By:
Bill Daly · License #CA 01453177
Source:
Crexi
Added: Jan 30
Changed: Aug 14
Last Checked: Aug 21 at 8:14AM
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 Fortune Associates
Investment Insights
Based on property information with market context.
This property features approximately 7,200 square feet of high-quality executive office space, complemented by approximately 2,800 square feet of functional shop space. It is positioned in a central Fresno location, approximately 1/2 mile east of the Highway 168 and McKinley Avenue interchanges, offering access to transportation corridors and surrounding commercial and industrial areas. The property is suited for owner-users, service companies, contractors, or light industrial operations seeking a professional presence with operational capability. The combination of office space, shop space, and land area offers flexibility for a range of business uses.
Key Highlights
- Excellent central Fresno location, just 1/2 mile east of Highway 168 and McKinley Avenue interchanges.
- Boasting 7,200± square feet of high‑quality office space.
- 2,800± square feet of functional shop space.
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
$52,901
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
6.61%
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%
$1,058,020
$1.1M
Cap Rate 7%
$755,729
$755.7K
Cap Rate 9%
$587,789
$587.8K
Market Conditions
NOI Build-Up for 7,200 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
$76.9K $10.68/SF
− Vacancy
−$1.3K −$0.18/SF
EGI
$75.6K $10.50/SF
− OpEx
−$22.7K −$3.15/SF
NOI
$52.9K $7.35/SF
Area
Fresno, CA
Vacancy
1.72%
Lease Rate
$10.68 /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%
$1,058,020
Cap Rate 7%
$755,729
Cap Rate 9%
$587,789
Alternative Uses
Best Use
Flex RnD
$1.37M
$1.20M – $1.60M
NOI $96,034 @ 7.0% cap · market cap 12.00%
Second Best
Industrial
$755.7K
$661.3K – $881.7K
NOI $52,901 @ 7.0% cap · market cap 6.61%
Theoretical Best
Office A
$2.12M
$1.86M – $2.48M
NOI $148,522 @ 7.0% cap · market cap 18.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
843
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
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 Industrial in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Executive office and shop facility in central Fresno location.
Where is this flex space located?
The property is located at 1520 N Sierra Vista Ave Fresno, CA.
What is the asking price?
The asking price for this property is $800,000.
What are key features of this property?
This property features: Excellent central Fresno location, just 1/2 mile east of Highway 168 and McKinley Avenue interchanges.; Boasting **7,200± square feet of high‑quality office space.**; 2,800± square feet of functional shop space.
