USDA Processing Plant
For Sale
Contact for pricing
1828 E Hedges Ave, Fresno, CA 93703
USDA processing plant includes a 9,000 SF processing room plus cooler, freezer, and cooling and bagging areas.
Property Size20,899 SF
Price / SF$122.02
Days on Market521
Property Features for 1828 E Hedges Ave
General Information
Standard status
Active
Size
20,899 SF
Property subtype
INDUSTRIAL
Listing Agency:
Lee & Associates
(323) 922-3832
Listed By:
Tony Naples · License #01811344
(818) 395-4373
Source:
Moodyscre
Added: Apr 15, 2025
Changed: Sep 8
Last Checked: Sep 16 at 8:54PM
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 Lee & Associates
Investment Insights
Based on property information with market context.
This USDA processing plant for sale includes a dedicated processing room of approximately 9,000 square feet. The facility also features cooler and freezer space, along with cooling and bagging rooms designed to support processing operations.
The property is located in Northwest Fresno, Fresno, CA.
With its combination of processing, cold storage, and bagging areas, the building is structured for food processing workflows that require controlled temperature and separation of operational steps within the plant.
The property is located in Northwest Fresno, Fresno, CA.
With its combination of processing, cold storage, and bagging areas, the building is structured for food processing workflows that require controlled temperature and separation of operational steps within the plant.
Key Highlights
- USDA processing plant for sale in northwest Fresno
- 9,000 SF processing room
- Includes cooler and freezer 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
$186,458
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
7.31%
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%
$3,729,160
$3.7M
Cap Rate 7%
$2,663,686
$2.7M
Cap Rate 9%
$2,071,756
$2.1M
Market Conditions
NOI Build-Up for 20,899 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
$223.2K $10.68/SF
− Vacancy
−$3.8K −$0.18/SF
EGI
$219.4K $10.50/SF
− OpEx
−$32.9K −$1.57/SF
NOI
$186.5K $8.92/SF
Area
Fresno, CA
Vacancy
1.72%
Lease Rate
$10.68 /SF/Yr
Expense Ratio
15.00%
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%
$3,729,160
Cap Rate 7%
$2,663,686
Cap Rate 9%
$2,071,756
Alternative Uses
Best Use
Warehouse
$2.66M
$2.33M – $3.11M
NOI $186,458 @ 7.0% cap · market cap 7.31%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$6.16M
$5.39M – $7.19M
NOI $431,105 @ 7.0% cap · market cap 16.91%
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
1,044
Businesses Nearby
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Industrial in West region
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Frequently Asked Questions
What type of property is this?
Refrigerated & cold storage - USDA processing plant includes a 9,000 SF processing room plus cooler, freezer, and cooling and bagging areas.
Where is this refrigerated & cold storage located?
The property is located at 1828 E Hedges Ave Fresno, CA.
What is the asking price?
The asking price for this property is $2,550,000.
What are key features of this property?
This property features: USDA processing plant for sale in northwest Fresno; 9,000 SF processing room; Includes cooler and freezer space
