Remodeled Duplex with Private
For Sale
$425,000
2022 Sylvia ST, Selma, CA 93662
Two separately accessed residences offer updated interiors, individual outdoor space, and dedicated mini-split climate control.
Property Size1,647 SF
Price / SF$258.04
Days on Market30
Property Features for 2022 Sylvia ST
General Information
Standard status
Active
Size
1,647 SF
Property subtype
Multi Family
Additional Details
Multifamily Units
2
Amenities
private entrance
fenced yard
mini-split heating and cooling system
Building Details
Year Built
1932
Listing Agency:
Gentile Real Estate
(559) 387-0559
Listed By:
Bryanne L. Wilder-Kelley · License #DRE #02173291
(559) 387-0559
Source:
Exitrealty
Added: Aug 1
Changed: Aug 29
Last Checked: Aug 29 at 9:01PM
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 Gentile Real Estate
Investment Insights
Based on property information with market context.
This remodeled duplex contains two separate residences within a 1,647-square-foot property built in 1932. Each home has a private entrance and fenced yard, creating distinct living areas for occupants. Recent improvements include new kitchens, updated bathrooms, new flooring, fresh interior paint, and contemporary finishes throughout. Separate energy-efficient mini-split systems provide heating and cooling for each residence.
The property is located in Selma near schools, parks, shopping, and dining, with access to major commuter routes. Its two-home configuration and separately controlled systems support flexible occupancy arrangements, including living in one residence while using the other for rental income, as explicitly contemplated in the property information.
The property is located in Selma near schools, parks, shopping, and dining, with access to major commuter routes. Its two-home configuration and separately controlled systems support flexible occupancy arrangements, including living in one residence while using the other for rental income, as explicitly contemplated in the property information.
Key Highlights
- Two separate residences with private entrances
- Fenced yard provided for each home
- 1,647 square feet on a 1932‑built property
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
$21,801
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
5.13%
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%
$436,020
$436.0K
Cap Rate 7%
$311,443
$311.4K
Cap Rate 9%
$242,233
$242.2K
Market Conditions
NOI Build-Up for 1,647 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
$33.2K $20.16/SF
− Vacancy
−$2.1K −$1.25/SF
EGI
$31.1K $18.91/SF
− OpEx
−$9.3K −$5.67/SF
NOI
$21.8K $13.24/SF
Area
Fresno County, CA
Vacancy
6.20%
Lease Rate
$20.16 /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%
$436,020
Cap Rate 7%
$311,443
Cap Rate 9%
$242,233
Alternative Uses
Best Use
Multifamily LT 5
$311.4K
$272.5K – $363.4K
NOI $21,801 @ 7.0% cap · market cap 5.13%
Second Best
Apartment 5plus
$297.5K
$260.3K – $347.1K
NOI $20,827 @ 7.0% cap · market cap 4.90%
Theoretical Best
Office A
$466.8K
$408.5K – $544.6K
NOI $32,676 @ 7.0% cap · market cap 7.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
796
Businesses Nearby
Explore this area
Business Placement
Demographics for 93662, CA
30,774
Population
9,810
Households
3.1
Avg Household Size
33
Median Age
13%
College-Educated
73%
High-School Grad
77.9 sq mi
ZIP Area
395
Density / Sq Mi
$56,735
Median Household Income
$34,406
Median Earnings
$1,220
Median Rent
$297,800
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two separately accessed residences offer updated interiors, individual outdoor space, and dedicated mini-split climate control.
Where is this duplex located?
The property is located at 2022 Sylvia ST Selma, CA.
What is the asking price?
The asking price for this property is $425,000.
What are key features of this property?
This property features: Two separate residences with private entrances; Fenced yard provided for each home; 1,647 square feet on a 1932‑built property
