Duplex with Updated Two-Bedroom
For Sale
$535,500
2045 W Simpson, Fresno, CA 93705
Well-maintained duplex offering a 3-bedroom 2-bath unit and an updated 2-bedroom 2-bath unit with dedicated outdoor space.
Property Size2,622 SF
Days on Market139
Property Features for 2045 W Simpson
General Information
Standard status
Active
Size
2,622 SF
Property subtype
Multi Family Home
Building Details
Building Size
2,622 SF
Year Built
1978
Buildings
1
Stories
1
Units
2
Tenancy
Multi
Listing Agency:
Paramount Properties
(559) 260-8497
Listed By:
Joseph Chimienti · License #01947112
(559) 260-8497
Source:
Coalingamidstaterealty
Added: Mar 27
Changed: Aug 7
Last Checked: Aug 12 at 12:29PM
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 Paramount Properties
Investment Insights
Based on property information with market context.
This well-maintained duplex was built in 1978 and features two separate residences, each with its own comfortable layout. One unit is a 3-bedroom, 2-bath configuration, and the second unit offers a 2-bedroom, 2-bath layout that is described as updated.
The property is set up to support either an investor-style rental approach or an owner-occupant scenario, with the possibility of living in one unit and leasing the other. Both units are described as having ample natural light and dedicated outdoor space.
Overall, the duplex provides flexible live-in or lease-out utility while maintaining a consistent residential configuration across both units.
The property is set up to support either an investor-style rental approach or an owner-occupant scenario, with the possibility of living in one unit and leasing the other. Both units are described as having ample natural light and dedicated outdoor space.
Overall, the duplex provides flexible live-in or lease-out utility while maintaining a consistent residential configuration across both units.
Key Highlights
- Year built: 1978
- 3‑bedroom, 2‑bath unit
- Updated 2‑bedroom, 2‑bath unit
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
$34,342
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
6.41%
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%
$686,840
$686.8K
Cap Rate 7%
$490,600
$490.6K
Cap Rate 9%
$381,578
$381.6K
Market Conditions
NOI Build-Up for 2,622 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
$51.9K $19.80/SF
− Vacancy
−$2.9K −$1.09/SF
EGI
$49.1K $18.71/SF
− OpEx
−$14.7K −$5.61/SF
NOI
$34.3K $13.10/SF
Area
Fresno, CA
Vacancy
5.50%
Lease Rate
$19.80 /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%
$686,840
Cap Rate 7%
$490,600
Cap Rate 9%
$381,578
Alternative Uses
Best Use
Multifamily LT 5
$490.6K
$429.3K – $572.4K
NOI $34,342 @ 7.0% cap · market cap 6.41%
Second Best
Apartment 5plus
$429.8K
$376.1K – $501.4K
NOI $30,085 @ 7.0% cap · market cap 5.62%
Theoretical Best
Office A
$772.7K
$676.1K – $901.5K
NOI $54,087 @ 7.0% cap · market cap 10.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
355
Businesses Nearby
Explore this area
Business Placement
Demographics for 93705, CA
38,125
Population
13,408
Households
2.8
Avg Household Size
31
Median Age
16%
College-Educated
75%
High-School Grad
4.9 sq mi
ZIP Area
7,781
Density / Sq Mi
$55,152
Median Household Income
$35,979
Median Earnings
$1,254
Median Rent
$281,300
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 - Well-maintained duplex offering a 3-bedroom 2-bath unit and an updated 2-bedroom 2-bath unit with dedicated outdoor space.
Where is this duplex located?
The property is located at 2045 W Simpson Fresno, CA.
What is the asking price?
The asking price for this property is $535,500.
What are key features of this property?
This property features: Year built: 1978; 3‑bedroom, 2‑bath unit; Updated 2‑bedroom, 2‑bath unit
