Renovated
New
For Sale
$800,000
2440 S Sallee St, Visalia, CA 93277
Four residential units provide a renovated rental property configuration in Visalia.
Property Size4,138 SF
Price / SF$193.33
Days on Market6
Property Features for 2440 S Sallee St
General Information
Standard status
Active
Size
4,138 SF
Property subtype
Multi Family
Additional Details
Multifamily Units
4
Building Details
Year Built
1974
Listing Agency:
Realty Concepts, Ltd. - Fresno
(559) 490-1500
Listed By:
Ryan Higton · License #DRE #01957204
(559) 903-3880
Source:
Exitrealty
Added: Aug 30
Changed: Sep 2
Last Checked: Sep 2 at 2:10PM
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 quadplex contains four residential units within 4,138 square feet. The property was built in 1974, and each unit has been renovated, creating a refreshed multifamily configuration for rental use.
Located at 2440 S Sallee St in Visalia, California, the property may also be acquired with another fourplex situated just north of it. The additional fourplex is separately offered for sale, providing a potential two-property acquisition for a buyer seeking multiple multifamily assets.
Located at 2440 S Sallee St in Visalia, California, the property may also be acquired with another fourplex situated just north of it. The additional fourplex is separately offered for sale, providing a potential two-property acquisition for a buyer seeking multiple multifamily assets.
Key Highlights
- Four‑unit quadplex with 4,138 square feet
- All four units have been renovated
- Built in 1974
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
$37,391
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
4.67%
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%
$747,820
$747.8K
Cap Rate 7%
$534,157
$534.2K
Cap Rate 9%
$415,456
$415.5K
Market Conditions
NOI Build-Up for 4,138 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
$57.1K $13.80/SF
− Vacancy
−$3.7K −$0.89/SF
EGI
$53.4K $12.91/SF
− OpEx
−$16.0K −$3.87/SF
NOI
$37.4K $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%
$747,820
Cap Rate 7%
$534,157
Cap Rate 9%
$415,456
Alternative Uses
Best Use
Multifamily LT 5
$534.2K
$467.4K – $623.2K
NOI $37,391 @ 7.0% cap · market cap 4.67%
Second Best
Apartment 5plus
$490.9K
$429.5K – $572.7K
NOI $34,362 @ 7.0% cap · market cap 4.30%
Theoretical Best
Office A
$1.13M
$991.9K – $1.32M
NOI $79,350 @ 7.0% cap · market cap 9.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
4
Residential units
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 - Four residential units provide a renovated rental property configuration in Visalia.
Where is this quadplex located?
The property is located at 2440 S Sallee St 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 quadplex with 4,138 square feet; All four units have been renovated; Built in 1974
