Retail Building in Clovis,
For Sale
$4,433,320
240 W Shaw Avenue, Clovis, CA 93612
12,250 SF retail building with nine tenants for sale.
Property Size12,250 SF
Days on Market292
Property Features for 240 W Shaw Avenue
General Information
Standard status
Active
Size
12,250 SF
Property subtype
Retail
Building Details
Building Size
12,250 SF
Year Built
1988
Listing Agency:
Newmark Pearson Commercial | Fresno
Listed By:
Troy McKenney · License #CalDRE #00952671
(559) 447-6277
Source:
Newmarkpearson
Added: Nov 24, 2025
Changed: Sep 8
Last Checked: Sep 12 at 7:07AM
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 Newmark Pearson Commercial | Fresno
Investment Insights
Based on property information with market context.
Located at 240 W. Shaw Avenue in Clovis, California, this property is a 12,250± square foot building. The building currently houses nine tenants. Its C2 zoning allows for a variety of businesses, including boutique shops and service providers. The property offers rental income, representing an investment opportunity in Clovis’ retail sector.
Key Highlights
- 12,250± square foot building with nine tenants.
- Steady stream of rental income.
- C2 zoning allows for diverse business types.
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
$166,569
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
3.76%
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%
$3,331,380
$3.3M
Cap Rate 7%
$2,379,557
$2.4M
Cap Rate 9%
$1,850,767
$1.9M
Market Conditions
NOI Build-Up for 12,250 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
$257.3K $21.00/SF
− Vacancy
−$19.3K −$1.58/SF
EGI
$238.0K $19.43/SF
− OpEx
−$71.4K −$5.83/SF
NOI
$166.6K $13.60/SF
Area
Clovis, CA
Vacancy
7.50%
Lease Rate
$21.00 /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%
$3,331,380
Cap Rate 7%
$2,379,557
Cap Rate 9%
$1,850,767
Alternative Uses
Best Use
Retail
$2.38M
$2.08M – $2.78M
NOI $166,569 @ 7.0% cap · market cap 3.76%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.09M
$2.70M – $3.60M
NOI $216,031 @ 7.0% cap · market cap 4.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,293
Businesses Nearby
1M
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Superstores 37%
Dining 22%
Shops & Services 21%
Apparel 18%
Costco Wholesale
Superstores
235,074 visits/mo
0.3 miles
Target
Superstores
137,069 visits/mo
0.5 miles
Costco Gasoline
Shops & Services
102,107 visits/mo
0.4 miles
McDonald's
Dining
51,013 visits/mo
0.4 miles
Marshalls
Apparel
46,216 visits/mo
0.3 miles
Demographics for 93612, CA
37,368
Population
14,362
Households
2.6
Avg Household Size
34
Median Age
21%
College-Educated
88%
High-School Grad
6.7 sq mi
ZIP Area
5,577
Density / Sq Mi
$64,079
Median Household Income
$40,460
Median Earnings
$1,410
Median Rent
$311,700
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Strip mall - 12,250 SF retail building with nine tenants for sale.
Where is this strip mall located?
The property is located at 240 W Shaw Avenue Clovis, CA.
What is the asking price?
The asking price for this property is $4,433,320.
What are key features of this property?
This property features: 12,250± square foot building with nine tenants.; Steady stream of rental income.; C2 zoning allows for diverse business types.
