Four-Unit
For Sale
$530,000
2680 S 10th Street, Fresno, CA 93725
Income-producing residential property offered in as-is condition with four rental units.
Property Size3,100 SF
Price / SF$170.97
Days on Market80
Property Features for 2680 S 10th Street
General Information
Standard status
Active
Size
3,100 SF
Property subtype
Multi Family
Additional Details
Multifamily Units
4
Building Details
Year Built
1935
Listing Agency:
Premier Plus Real Estate Compa
(559) 824-9452
Listed By:
Christopher Cissel · License #DRE #01371997
(559) 824-9452
Source:
Exitrealty
Added: Jun 12
Changed: Aug 30
Last Checked: Aug 30 at 12:46AM
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 Premier Plus Real Estate Compa
Investment Insights
Based on property information with market context.
This four-unit residential income property at 2680 S 10th Street in Fresno provides 3,100 square feet of rental space across a quadplex configuration. Built in 1935, the property is being offered in its existing as-is condition.
The asset is located in Southeast Fresno, California, within the 93725 ZIP code. Its four separate units support multiple rental streams within one property, giving buyers an established multifamily format for continued operation or future ownership planning. No additional improvements or unit-level specifications are provided.
The asset is located in Southeast Fresno, California, within the 93725 ZIP code. Its four separate units support multiple rental streams within one property, giving buyers an established multifamily format for continued operation or future ownership planning. No additional improvements or unit-level specifications are provided.
Key Highlights
- Four‑unit quadplex configuration
- 3,100 square feet of property size
- Built in 1935
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
$40,603
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
7.66%
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%
$812,060
$812.1K
Cap Rate 7%
$580,043
$580.0K
Cap Rate 9%
$451,144
$451.1K
Market Conditions
NOI Build-Up for 3,100 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
$61.4K $19.80/SF
− Vacancy
−$3.4K −$1.09/SF
EGI
$58.0K $18.71/SF
− OpEx
−$17.4K −$5.61/SF
NOI
$40.6K $13.10/SF
Area
Fresno, CA
Vacancy
5.50%
Lease Rate
$19.80 /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%
$812,060
Cap Rate 7%
$580,043
Cap Rate 9%
$451,144
Alternative Uses
Best Use
Multifamily LT 5
$580.0K
$507.5K – $676.7K
NOI $40,603 @ 7.0% cap · market cap 7.66%
Second Best
Apartment 5plus
$508.1K
$444.6K – $592.8K
NOI $35,570 @ 7.0% cap · market cap 6.71%
Theoretical Best
Office A
$913.5K
$799.3K – $1.07M
NOI $63,947 @ 7.0% cap · market cap 12.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
278
Businesses Nearby
Explore this area
Business Placement
Demographics for 93725, CA
26,162
Population
6,998
Households
3.7
Avg Household Size
30
Median Age
13%
College-Educated
68%
High-School Grad
67.0 sq mi
ZIP Area
390
Density / Sq Mi
$71,099
Median Household Income
$34,943
Median Earnings
$1,222
Median Rent
$262,400
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 - Income-producing residential property offered in as-is condition with four rental units.
Where is this quadplex located?
The property is located at 2680 S 10th Street Fresno, CA.
What is the asking price?
The asking price for this property is $530,000.
What are key features of this property?
This property features: Four‑unit quadplex configuration; 3,100 square feet of property size; Built in 1935
