Duplex with Covered
For Sale
$330,000
Pending
2222 11th Street, Reedley, CA 93654
Both residences are occupied and include private storage, laundry hookups, outdoor space, and two-bedroom layouts.
Property Size1,536 SF
Days on Market194
Property Features for 2222 11th Street
General Information
Standard status
Pending
Size
1,536 SF
Property subtype
Multi Family
Occupancy
100%
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Additional Details
Road Access
Yes
Amenities
covered patio
grass area
storage space
washer/dryer area
Building Details
Year Built
1968
Buildings
1
Listing Agency:
Realty Concepts - Reedley
(559) 638-4664
Listed By:
Vivian Swiney · License #01069364
Source:
Exitrealty
Added: Feb 17
Changed: Aug 30
Last Checked: Aug 30 at 8:05AM
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 Realty Concepts - Reedley
Investment Insights
Based on property information with market context.
Located at 2222 11th Street in Reedley, this 1,536-square-foot duplex was built in 1968 and contains two residences. Each unit offers two bedrooms and one bathroom, along with covered parking, an additional uncovered space, private storage, and an area arranged for a washer and dryer. Shared outdoor features include a large covered patio and grass area.
One residence has been substantially updated with VLP flooring, replacement doors, and renovated kitchen and bathroom finishes. The second unit retains more of its original condition and is occupied by long-term tenants. Both units are currently occupied. The property sits on 11th Street, a main route leading into the city.
One residence has been substantially updated with VLP flooring, replacement doors, and renovated kitchen and bathroom finishes. The second unit retains more of its original condition and is occupied by long-term tenants. Both units are currently occupied. The property sits on 11th Street, a main route leading into the city.
Key Highlights
- Two‑unit duplex totaling 1,536 SF, built in 1968
- Each unit includes 2 bedrooms and 1 bathroom
- Both units are currently occupied
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
$20,332
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
6.16%
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%
$406,640
$406.6K
Cap Rate 7%
$290,457
$290.5K
Cap Rate 9%
$225,911
$225.9K
Market Conditions
NOI Build-Up for 1,536 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
$31.0K $20.16/SF
− Vacancy
−$1.9K −$1.25/SF
EGI
$29.0K $18.91/SF
− OpEx
−$8.7K −$5.67/SF
NOI
$20.3K $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%
$406,640
Cap Rate 7%
$290,457
Cap Rate 9%
$225,911
Alternative Uses
Best Use
Multifamily LT 5
$290.5K
$254.2K – $338.9K
NOI $20,332 @ 7.0% cap · market cap 6.16%
Second Best
Apartment 5plus
$277.5K
$242.8K – $323.7K
NOI $19,424 @ 7.0% cap · market cap 5.89%
Theoretical Best
Office A
$435.3K
$380.9K – $507.9K
NOI $30,474 @ 7.0% cap · market cap 9.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
759
Businesses Nearby
Explore this area
Business Placement
Demographics for 93654, CA
30,620
Population
9,505
Households
3.2
Avg Household Size
34
Median Age
17%
College-Educated
71%
High-School Grad
100.5 sq mi
ZIP Area
305
Density / Sq Mi
$67,471
Median Household Income
$31,281
Median Earnings
$1,198
Median Rent
$334,500
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 - Both residences are occupied and include private storage, laundry hookups, outdoor space, and two-bedroom layouts.
Where is this duplex located?
The property is located at 2222 11th Street Reedley, CA.
What is the asking price?
The asking price for this property is $330,000.
What are key features of this property?
This property features: Two‑unit duplex totaling 1,536 SF, built in 1968; Each unit includes 2 bedrooms and 1 bathroom; Both units are currently occupied
