Flex Space with Retail
New
For Sale
$325,000
208 E 4th Street, Hanford, CA 93230
Commercial Sale, Hanford, CA
Property Size1,200 SF
Lot Size0.17 Acres
Price / SF$270.83
Days on Market4
Property Features for 208 E 4th Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Manufacturing light
Directions
Douty St to 5th street. East on 5th st to Phillips St, south on Phillips to 4th street, turn right on 4th street, building is on the north side
Subdivision
Hanford SE
Standard status
Active
APN
012093010000
Size
1,200 SF
Lot size
0.17 Acres
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Amenities
sea train storage area
roll-up door
washout drains
dumpster storage
Building Details
Year built
1979
Roof type
Flat
Listing Agency:
eXp Realty of California Inc
(888) 584-9427
Listed By:
Stefanie Silveira Chavez · License #02011825
(559) 816-2262
Added: Sep 28
Changed: Sep 29
Last Checked: Oct 1 at 8:06PM
MLS# 244404
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 1,200-square-foot flex property includes an interior retail area and a dedicated sea train storage area. A roll-up door accommodates loading, while washout drains and designated dumpster storage add functional support. The building has central heating and air conditioning and a flat roof; it was built in 1979.
The 0.17-acre parcel is fenced and offers alley access. Public water and sewer serve the property.
The 0.17-acre parcel is fenced and offers alley access. Public water and sewer serve the property.
Key Highlights
- 1,200‑square‑foot building on a 7,500‑square‑foot fenced lot
- Dedicated sea train storage area
- Roll‑up door for loading access
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
$13,807
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
4.25%
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%
$276,140
$276.1K
Cap Rate 7%
$197,243
$197.2K
Cap Rate 9%
$153,411
$153.4K
Market Conditions
NOI Build-Up for 1,200 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
$17.3K $14.40/SF
− Vacancy
−$1.0K −$0.86/SF
EGI
$16.2K $13.54/SF
− OpEx
−$2.4K −$2.03/SF
NOI
$13.8K $11.51/SF
Area
Kings County, CA
Vacancy
6.00%
Lease Rate
$14.40 /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%
$276,140
Cap Rate 7%
$197,243
Cap Rate 9%
$153,411
Alternative Uses
Best Use
Warehouse
$197.2K
$172.6K – $230.1K
NOI $13,807 @ 7.0% cap · market cap 4.25%
Second Best
Retail
$169.4K
$148.2K – $197.6K
NOI $11,857 @ 7.0% cap · market cap 3.65%
Theoretical Best
Healthcare Medical
$379.1K
$331.7K – $442.3K
NOI $26,539 @ 7.0% cap · market cap 8.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Yes
Fenced yard
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,252
Businesses Nearby
Balanced
Demand for This Use
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Industrial in West region
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Frequently Asked Questions
What type of property is this?
Flex space - Fenced outdoor space, alley access, and a roll-up door support loading and storage functions.
Where is this flex space located?
The property is located at 208 E 4th Street Hanford, CA.
What is the asking price?
The asking price for this property is $325,000.
What are key features of this property?
This property features: 1,200‑square‑foot building on a 7,500‑square‑foot fenced lot; Dedicated sea train storage area; Roll‑up door for loading access
