Office Units with Separate
For Sale
$350,000
25954 Tanforan Drive, Madera, CA 93638
Commercial office configuration with two restrooms and two separate utility meters for operational flexibility.
Property Size1,800 SF
Price / SF$194.44
Days on Market196
Property Features for 25954 Tanforan Drive
General Information
Standard status
Active
Size
1,800 SF
Property subtype
Commercial/Industrial
Additional Details
Utilities to Site
Yes
Building Details
Year Built
1955
Listing Agency:
London Properties, Ltd.
(559) 349-6969
Listed By:
Angela Reid · License #01277769
(559) 349-6969
Source:
Exitrealty
Added: Feb 15
Changed: Aug 30
Last Checked: Aug 30 at 2:38PM
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 London Properties, Ltd.
Investment Insights
Based on property information with market context.
This 1,800-square-foot commercial building was constructed in 1955 and is classified as Office Units. The property includes two restrooms, two dual units, and two separate utility meters. Its interior configuration is identified as suitable for office use, with additional stated suitability for retail, medical, clinic, dental, wellness, showroom, and food-industry applications.
Located at 25954 Tanforan Drive in Madera, California, the property offers a commercial setting for businesses requiring dedicated interior space and separately metered utilities. The combination of multiple units, restroom facilities, and independent utility service provides a practical base for a range of office-oriented operations.
Located at 25954 Tanforan Drive in Madera, California, the property offers a commercial setting for businesses requiring dedicated interior space and separately metered utilities. The combination of multiple units, restroom facilities, and independent utility service provides a practical base for a range of office-oriented operations.
Key Highlights
- 1,800 SF commercial building
- Constructed in 1955
- Two restrooms
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
$26,069
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
7.45%
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%
$521,380
$521.4K
Cap Rate 7%
$372,414
$372.4K
Cap Rate 9%
$289,656
$289.7K
Market Conditions
NOI Build-Up for 1,800 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
$48.6K $27.00/SF
− Vacancy
−$5.2K −$2.86/SF
EGI
$43.4K $24.14/SF
− OpEx
−$17.4K −$9.66/SF
NOI
$26.1K $14.48/SF
Area
Madera County, CA
Vacancy
10.60%
Lease Rate
$27.00 /SF/Yr
Expense Ratio
40.00%
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%
$521,380
Cap Rate 7%
$372,414
Cap Rate 9%
$289,656
Alternative Uses
Best Use
Office B
$587.5K
$514.1K – $685.5K
NOI $41,128 @ 7.0% cap · market cap 11.75%
Second Best
Retail
$525.5K
$459.8K – $613.1K
NOI $36,786 @ 7.0% cap · market cap 10.51%
Theoretical Best
Office A
$696.6K
$609.5K – $812.7K
NOI $48,761 @ 7.0% cap · market cap 13.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
188
Businesses Nearby
Explore this area
Business Placement
Demographics for 93638, CA
51,106
Population
12,821
Households
4
Avg Household Size
29
Median Age
8%
College-Educated
56%
High-School Grad
90.3 sq mi
ZIP Area
566
Density / Sq Mi
$60,031
Median Household Income
$28,544
Median Earnings
$1,218
Median Rent
$291,500
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Commercial office configuration with two restrooms and two separate utility meters for operational flexibility.
Where is this office units located?
The property is located at 25954 Tanforan Drive Madera, CA.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: 1,800 SF commercial building; Constructed in 1955; Two restrooms
