Fourplex With One-Bedroom
For Sale
$675,000
2701 N Wishon Avenue, Fresno, CA 93704
Four residential units offer practical one-bedroom, one-bathroom layouts along a main street with access to transit and neighborhood services.
Property Size2,448 SF
Price / SF$275.74
Days on Market57
Property Features for 2701 N Wishon Avenue
General Information
Standard status
Active
Size
2,448 SF
Property subtype
Residential Income
Additional Details
Road Access
Yes
Building Details
Buildings
1
Tenancy
Multi
Listing Agency:
Fresno Income Properties
(559) 903-2255
Listed By:
Paul Gestic · License #01376488
(559) 903-2255
Source:
Exprealty
Added: Jun 17
Changed: Jul 31
Last Checked: Aug 11 at 12:32PM
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 Fresno Income Properties
Investment Insights
Based on property information with market context.
This fourplex at 2701 N Wishon Avenue in Fresno contains four one-bedroom, one-bathroom units within a 2,448-square-foot building. The property features a classic exterior with clean lines, ample natural light, and functional layouts designed for practical everyday use.
The building is positioned on Wishon Avenue, a main street with visibility and straightforward resident access. The location provides access to major corridors, public transportation, and neighborhood services. Each unit follows the same one-bedroom, one-bathroom configuration, offering a consistent layout across the property.
The building is positioned on Wishon Avenue, a main street with visibility and straightforward resident access. The location provides access to major corridors, public transportation, and neighborhood services. Each unit follows the same one-bedroom, one-bathroom configuration, offering a consistent layout across the property.
Key Highlights
- Four one‑bedroom, one‑bathroom residential units
- 2,448‑square‑foot fourplex building
- Located at 2701 N Wishon Avenue in Fresno, CA 93704
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
$32,063
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
4.75%
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%
$641,260
$641.3K
Cap Rate 7%
$458,043
$458.0K
Cap Rate 9%
$356,256
$356.3K
Market Conditions
NOI Build-Up for 2,448 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
$48.5K $19.80/SF
− Vacancy
−$2.7K −$1.09/SF
EGI
$45.8K $18.71/SF
− OpEx
−$13.7K −$5.61/SF
NOI
$32.1K $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%
$641,260
Cap Rate 7%
$458,043
Cap Rate 9%
$356,256
Alternative Uses
Best Use
Multifamily LT 5
$458.0K
$400.8K – $534.4K
NOI $32,063 @ 7.0% cap · market cap 4.75%
Second Best
Apartment 5plus
$401.3K
$351.1K – $468.2K
NOI $28,089 @ 7.0% cap · market cap 4.16%
Theoretical Best
Office A
$721.4K
$631.2K – $841.6K
NOI $50,497 @ 7.0% cap · market cap 7.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
486
Businesses Nearby
Explore this area
Business Placement
Demographics for 93704, CA
28,573
Population
12,165
Households
2.3
Avg Household Size
38
Median Age
35%
College-Educated
90%
High-School Grad
5.4 sq mi
ZIP Area
5,291
Density / Sq Mi
$69,659
Median Household Income
$45,965
Median Earnings
$1,392
Median Rent
$366,000
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 offer practical one-bedroom, one-bathroom layouts along a main street with access to transit and neighborhood services.
Where is this quadplex located?
The property is located at 2701 N Wishon Avenue Fresno, CA.
What is the asking price?
The asking price for this property is $675,000.
What are key features of this property?
This property features: Four one‑bedroom, one‑bathroom residential units; 2,448‑square‑foot fourplex building; Located at 2701 N Wishon Avenue in Fresno, CA 93704
