Cold Shell Office
For Sale
Contact for pricing
227 E Caldwell Ave, Visalia, CA 93277
New construction cold shell office suite with NNN structure and space available for build-to-suit tenant improvements.
Property Size3,900 SF
Price / SF$255
Days on Market356
Property Features for 227 E Caldwell Ave
General Information
Standard status
Active
Size
3,900 SF
Property subtype
OFFICE
Additional Details
Office Units
1
Listing Agency:
Zeeb Commercial Real Estate
Listed By:
Marty Zeeb
(559) 625-2128
Source:
Moodyscre
Added: Sep 27, 2025
Changed: Sep 9
Last Checked: Sep 16 at 8:58PM
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 Zeeb Commercial Real Estate
Investment Insights
Based on property information with market context.
New construction office suite with approximately 3,900 SF remaining of a larger building and one available suite. The space is offered as a cold shell, with tenant improvement buildout available under an NNN structure. A tenant improvement credit is referenced for buildout planning, and build-to-suit options are available.
The opportunity is located at 227 E Caldwell Ave in Visalia, CA 93277. Plans are available upon request to help evaluate layout and fit for the intended office use.
Medical use is also available, giving flexibility for qualified professional and healthcare tenants looking for a space that can be built to their specific requirements.
The opportunity is located at 227 E Caldwell Ave in Visalia, CA 93277. Plans are available upon request to help evaluate layout and fit for the intended office use.
Medical use is also available, giving flexibility for qualified professional and healthcare tenants looking for a space that can be built to their specific requirements.
Key Highlights
- Approximately 3,900 SF of new construction space remaining
- One available office suite
- Offered as a cold shell with tenant improvement buildout
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
$61,699
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
6.20%
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%
$1,233,980
$1.2M
Cap Rate 7%
$881,414
$881.4K
Cap Rate 9%
$685,544
$685.5K
Market Conditions
NOI Build-Up for 3,900 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
$103.0K $26.40/SF
− Vacancy
−$20.7K −$5.31/SF
EGI
$82.3K $21.09/SF
− OpEx
−$20.6K −$5.27/SF
NOI
$61.7K $15.82/SF
Area
Visalia, CA
Vacancy
20.10%
Lease Rate
$26.40 /SF/Yr
Expense Ratio
25.00%
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%
$1,233,980
Cap Rate 7%
$881,414
Cap Rate 9%
$685,544
Alternative Uses
Best Use
Office B
$881.4K
$771.2K – $1.03M
NOI $61,699 @ 7.0% cap · market cap 6.20%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.07M
$934.8K – $1.25M
NOI $74,786 @ 7.0% cap · market cap 7.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
1
Office units
Location Intelligence
Trade Area within ½ mile
194
Businesses Nearby
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Business Placement
Demographics for 93277, CA
53,196
Population
19,434
Households
2.7
Avg Household Size
37
Median Age
23%
College-Educated
90%
High-School Grad
39.4 sq mi
ZIP Area
1,350
Density / Sq Mi
$79,532
Median Household Income
$43,555
Median Earnings
$1,406
Median Rent
$320,500
Median Home Value
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Market
Vacancy Rate% for Office in West region
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Frequently Asked Questions
What type of property is this?
Office building - New construction cold shell office suite with NNN structure and space available for build-to-suit tenant improvements.
Where is this office building located?
The property is located at 227 E Caldwell Ave Visalia, CA.
What is the asking price?
The asking price for this property is $994,500.
What are key features of this property?
This property features: Approximately 3,900 SF of new construction space remaining; One available office suite; Offered as a cold shell with tenant improvement buildout
