Corner Office
New
For Sale
$399,000
1635 N Douty Street, Hanford, CA 93230
COMMERCIAL - Hanford, CA
Property Size1,887 SF
Lot Size0.61 Acres
Price / SF$211.45
Days on Market4
Property Features for 1635 N Douty Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
O-R Office, Residential
Bedrooms
3
Bathrooms
2
Full bathrooms
1
Half bathrooms
2
Rooms
Bathroom 2, Bedroom 1, Bedroom 2, Bathroom 1, Bathroom 3, Bedroom 3
Accessibility
Accessible Approach with Ramp
Appliances
Water Heater
Lot features
Corner Lot
Directions
From the 198 head north on Grangeville to Douty. Home is on the corner on Douty and Grangeville
Subdivision
Hanford NW
Standard status
Active
APN
010031014000
Size
1,887 SF
Lot size
0.61 Acres
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1936
Flooring type
Tile - Ceramic, Carpet, Hardwood
Roof type
Shingle
Additional Structures
Outbuilding
Listing Agency:
Downtown Realty Visalia
(559) 740-7634
Listed By:
Cynthia Monzon
(559) 917-9979
Added: Aug 17
Last Checked: Aug 20 at 1:06AM
MLS# 243510
Copyright © 2026 Tulare County MLS. 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 1,887-square-foot office property occupies a 0.61-acre site and is currently configured for an owner-operated State Farm office. The residential-style floor plan includes three bedrooms used as office rooms, three bathrooms, a kitchen area serving as an employee break room, and a dining area that adds usable workspace. The living room offers additional room for offices, workstations, meetings, or other business functions. A detached garage and basement provide storage for files, equipment, supplies, or inventory.
The property is positioned at the corner of two major streets and includes a private parking lot. Improvements date to 1936 and include central heating and cooling, ceramic tile, carpet, hardwood flooring, a shingle roof, public water, and public sewer. An accessible approach with ramp is provided, along with an ADA-compliant customer restroom and a separate employee restroom. Residential use may be considered subject to applicable zoning and approvals.
The property is positioned at the corner of two major streets and includes a private parking lot. Improvements date to 1936 and include central heating and cooling, ceramic tile, carpet, hardwood flooring, a shingle roof, public water, and public sewer. An accessible approach with ramp is provided, along with an ADA-compliant customer restroom and a separate employee restroom. Residential use may be considered subject to applicable zoning and approvals.
Key Highlights
- 1,887 square feet on a 0.61‑acre site
- Three bedrooms currently configured as office spaces
- Three bathrooms, including an ADA‑compliant customer restroom
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
$25,780
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
6.46%
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%
$515,600
$515.6K
Cap Rate 7%
$368,286
$368.3K
Cap Rate 9%
$286,444
$286.4K
Market Conditions
NOI Build-Up for 1,887 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
$45.3K $24.00/SF
− Vacancy
−$10.9K −$5.78/SF
EGI
$34.4K $18.22/SF
− OpEx
−$8.6K −$4.55/SF
NOI
$25.8K $13.66/SF
Area
Kings County, CA
Vacancy
24.10%
Lease Rate
$24.00 /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%
$515,600
Cap Rate 7%
$368,286
Cap Rate 9%
$286,444
Alternative Uses
Best Use
Office B
$368.3K
$322.3K – $429.7K
NOI $25,780 @ 7.0% cap · market cap 6.46%
Second Best
Mixed Use
$272.9K
$238.8K – $318.4K
NOI $19,106 @ 7.0% cap · market cap 4.79%
Theoretical Best
Healthcare Medical
$596.2K
$521.7K – $695.6K
NOI $41,733 @ 7.0% cap · market cap 10.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
674
Businesses Nearby
Explore this area
Business Placement
Demographics for 93230, CA
68,412
Population
23,149
Households
3
Avg Household Size
34
Median Age
17%
College-Educated
81%
High-School Grad
258.1 sq mi
ZIP Area
265
Density / Sq Mi
$73,558
Median Household Income
$44,074
Median Earnings
$1,208
Median Rent
$321,900
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 units - Residential-style layout with private offices, employee amenities, flexible work areas, and on-site parking.
Where is this office units located?
The property is located at 1635 N Douty Street Hanford, CA.
What is the asking price?
The asking price for this property is $399,000.
What are key features of this property?
This property features: 1,887 square feet on a 0.61‑acre site; Three bedrooms currently configured as office spaces; Three bathrooms, including an ADA‑compliant customer restroom
