Renovated
For Sale
$800,000
2432 South Sallee Street, Visalia, CA 93277
Fully occupied four-unit property with central heating and cooling throughout.
Property Size4,018 SF
Price / SF$199.10
Days on Market145
Property Features for 2432 South Sallee Street
General Information
Standard status
Active
Size
4,018 SF
Property subtype
Multi Family / Quadruplex
Occupancy
100%
Lease Type
Net
Additional Details
Multifamily Units
4
Amenities
All units
Central Heat/Cool
All Units
Sprinkler - Front
Shake
Stucco, Wood, Brick
Concrete Perimeter
Building Details
Year Built
1974
Listing Agency:
Realty Concepts, Ltd. - Fresno
(559) 903-3880
Listed By:
Ryan Higton · License #01957204
(559) 903-3880
Source:
Compass
Added: Apr 8
Changed: Aug 30
Last Checked: Aug 30 at 3:25AM
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, Ltd. - Fresno
Investment Insights
Based on property information with market context.
This fourplex contains four renovated residential units within a 4,018-square-foot building constructed in 1974. Central heating and cooling serve all units, and the property is fully occupied. Exterior construction includes stucco, wood, and brick, with a concrete perimeter foundation and front sprinkler coverage.
Located at 2432 South Sallee Street in Visalia, California, the property may be purchased together with another fourplex situated south of the site. The combined offering provides an option to acquire both properties in one transaction, subject to the terms of sale.
Located at 2432 South Sallee Street in Visalia, California, the property may be purchased together with another fourplex situated south of the site. The combined offering provides an option to acquire both properties in one transaction, subject to the terms of sale.
Key Highlights
- Four‑unit property with 4,018 square feet
- All units renovated and fully occupied
- Central heat/cool provided in all units
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
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
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Frequently Asked Questions
What type of property is this?
Quadplex - Fully occupied four-unit property with central heating and cooling throughout.
Where is this quadplex located?
The property is located at 2432 South Sallee Street 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: Four‑unit property with 4,018 square feet; All units renovated and fully occupied; Central heat/cool provided in all units
