Flex Space with Roll-Up Door
For Sale
$525,000
25 S Kessing Street, Porterville, CA 93257
COMMERCIAL - Porterville, CA
Property Size4,700 SF
Lot Size0.28 Acres
Price / SF$111.70
Days on Market163
Property Features for 25 S Kessing Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
CG
Bathrooms
1
Half bathrooms
1
Rooms
Bathroom 1
Lot features
Corner Lot, Fencing
Directions
From HWY 65 go west on Olive Ave, the property is on corner of Olive and Kessing St on right hand side.
Subdivision
Porterville SE
Standard status
Active
APN
260208022000
Size
4,700 SF
Lot size
0.28 Acres
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air, Evaporative Cooling
Water source
Public
Building Details
Year built
1971
Roof type
Metal
Listing Agency:
Century 21 Select Real Estate · Century 21 Real Estate
(559) 733-9696
Listed By:
Bobbie Lujan
(559) 455-3363
Added: Mar 7
Changed: Aug 8
Last Checked: Aug 17 at 11:06AM
MLS# 240217
Copyright © 2026 Tulare County MLS. 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 flex space consists of two separate buildings with roll-up doors for convenient access. The front building includes office space, a restroom, and air conditioning. The rear building has evaporative cooling and a private restroom. A fenced rear yard provides additional space for storage or parking, supported by easy street access. Central heating is in place, with central air plus evaporative cooling. The roof is metal, and the property was built in 1971.
Located on one of Porterville’s well-traveled streets near Porterville High School, the site offers strong day-to-day visibility. Additional parking is available in front off Olive Avenue.
Utilities include public water and public sewer. The property size is 4,700 square feet on a 0.28-acre lot.
Located on one of Porterville’s well-traveled streets near Porterville High School, the site offers strong day-to-day visibility. Additional parking is available in front off Olive Avenue.
Utilities include public water and public sewer. The property size is 4,700 square feet on a 0.28-acre lot.
Key Highlights
- Two separate buildings with roll‑up door access for flexible use
- Front building features office space, restroom, and air conditioning
- Rear building includes evaporative cooling and a private restroom
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
$41,308
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
7.87%
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%
$826,160
$826.2K
Cap Rate 7%
$590,114
$590.1K
Cap Rate 9%
$458,978
$459.0K
Market Conditions
NOI Build-Up for 4,700 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
$67.7K $14.40/SF
− Vacancy
−$4.1K −$0.88/SF
EGI
$63.6K $13.52/SF
− OpEx
−$22.2K −$4.73/SF
NOI
$41.3K $8.79/SF
Area
Tulare County, CA
Vacancy
6.10%
Lease Rate
$14.40 /SF/Yr
Expense Ratio
35.00%
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%
$826,160
Cap Rate 7%
$590,114
Cap Rate 9%
$458,978
Alternative Uses
Best Use
Flex RnD
$590.1K
$516.4K – $688.5K
NOI $41,308 @ 7.0% cap · market cap 7.87%
Second Best
Warehouse
$474.7K
$415.3K – $553.8K
NOI $33,226 @ 7.0% cap · market cap 6.33%
Theoretical Best
Specialty Retail
$1.43M
$1.25M – $1.67M
NOI $99,934 @ 7.0% cap · market cap 19.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Fenced yard
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,421
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 93257, CA
79,569
Population
25,020
Households
3.2
Avg Household Size
31
Median Age
15%
College-Educated
69%
High-School Grad
378.9 sq mi
ZIP Area
210
Density / Sq Mi
$58,261
Median Household Income
$30,344
Median Earnings
$1,086
Median Rent
$276,400
Median Home Value
Market
Vacancy Rate% for Industrial in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Two-building flex space on S Kessing Street near Porterville High School with roll-up doors, central air, and evaporative cooling.
Where is this flex space located?
The property is located at 25 S Kessing Street Porterville, CA.
What is the asking price?
The asking price for this property is $525,000.
What are key features of this property?
This property features: Two separate buildings with roll‑up door access for flexible use; Front building features office space, restroom, and air conditioning; Rear building includes evaporative cooling and a private restroom
