Renovated
For Sale
$800,000
2432 S Sallee, Visalia, CA 93277
Multi Family, Visalia, CA
Property Size4,018 SF
Lot Size0.23 Acres
Price / SF$199.10
Days on Market147
Property Features for 2432 S Sallee
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Bedrooms
8
Bathrooms
8
Full bathrooms
8
Rooms
Bedroom 8, Bedroom 3, Bedroom 2, Bathroom 2, Bathroom 8, Bathroom 4, Bedroom 7, Bathroom 3, Bathroom 6, Bathroom 5, Bedroom 6, Bedroom 1, Bathroom 7, Bedroom 5, Bedroom 4, Bathroom 1
Parking features
Carport, Covered
Exterior features
Stucco, Wood, Brick
High school district
Visalia Schools
Directions
From Beech, go south on Sallee
Subdivision
277
Standard status
Active
APN
121240005
Size
4,018 SF
Lot size
0.23 Acres
Building Details
Year built
1974
Floors in Building
2
Number of units
4
Roof type
Shake
Listing Agency:
Realty Concepts, Ltd. - Fresno
(559) 490-1500
Listed By:
Ryan Higton · License #01957204
(559) 490-1500
Added: Apr 8
Changed: Aug 31
Last Checked: Sep 1 at 2:06PM
MLS# 646714
Copyright © 2026 Fresno Association of Realtors. 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 fourplex contains 4,018 square feet on a 0.2278-acre lot. The property was built in 1974 and includes eight bedrooms and eight bathrooms across its four residences. Renovations have been completed in all units, and the entire property is occupied.
Exterior materials include stucco, wood, and brick. Covered carport parking serves the property, and the building has a shake roof. The fourplex may also be purchased together with another fourplex located just south of this property.
Exterior materials include stucco, wood, and brick. Covered carport parking serves the property, and the building has a shake roof. The fourplex may also be purchased together with another fourplex located just south of this property.
Key Highlights
- Fourplex with 4,018 square feet
- 0.2278‑acre lot
- All four units renovated and fully 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
$36,307
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
4.54%
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%
$726,140
$726.1K
Cap Rate 7%
$518,671
$518.7K
Cap Rate 9%
$403,411
$403.4K
Market Conditions
NOI Build-Up for 4,018 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
$55.4K $13.80/SF
− Vacancy
−$3.6K −$0.89/SF
EGI
$51.9K $12.91/SF
− OpEx
−$15.6K −$3.87/SF
NOI
$36.3K $9.04/SF
Area
Visalia, CA
Vacancy
6.46%
Lease Rate
$13.80 /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%
$726,140
Cap Rate 7%
$518,671
Cap Rate 9%
$403,411
Alternative Uses
Best Use
Multifamily LT 5
$518.7K
$453.8K – $605.1K
NOI $36,307 @ 7.0% cap · market cap 4.54%
Second Best
Apartment 5plus
$476.7K
$417.1K – $556.1K
NOI $33,366 @ 7.0% cap · market cap 4.17%
Theoretical Best
Office A
$1.10M
$963.1K – $1.28M
NOI $77,049 @ 7.0% cap · market cap 9.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
1,327
Businesses Nearby
Explore this area
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
Market
Vacancy Rate% for Multifamily 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?
Quadplex - All four residences have been updated and are currently occupied.
Where is this quadplex located?
The property is located at 2432 S Sallee Visalia, CA.
What is the asking price?
The asking price for this property is $800,000.
What are key features of this property?
This property features: Fourplex with 4,018 square feet; 0.2278‑acre lot; All four units renovated and fully occupied
