Four-Unit
For Sale
$479,000
2720 E Grant Ave, Fresno, CA 93701
Four-unit residential income property with two-bedroom layouts and deferred maintenance requiring buyer review.
Property Size2,700 SF
Price / SF$177.41
Days on Market15
Property Features for 2720 E Grant Ave
General Information
Standard status
Active
Size
2,700 SF
Property subtype
Residential Income
Property Condition
Severity
Repairs Needed
Evidence
deferred maintenance
Units
Unit Mix
4 x 2BR/1BA
Multifamily Units
4
Additional Details
Asking Price
$479,000
Building Details
Year Built
1965
Buildings
1
Listing Agency:
London Properties, Ltd.
(559) 436-4000
Listed By:
Eric K. McCormick
(559) 304-4637
Source:
Exprealty
Added: Sep 10
Changed: Sep 21
Last Checked: Sep 24 at 1:26PM
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 Fresno quadplex contains four residential units, each configured with two bedrooms and one bathroom. The property totals approximately 2,700 square feet and was built in 1965. Deferred maintenance is present, and the building is offered in its current condition.
Located at 2720 E Grant Ave, the property is occupied by tenants. Interior access is subject to an accepted offer, and prospective buyers are instructed not to disturb occupants. Buyers should independently verify rents, expenses, physical condition, and potential rental income during due diligence.
Located at 2720 E Grant Ave, the property is occupied by tenants. Interior access is subject to an accepted offer, and prospective buyers are instructed not to disturb occupants. Buyers should independently verify rents, expenses, physical condition, and potential rental income during due diligence.
Key Highlights
- Four 2‑bedroom, 1‑bath units
- Approximately 2,700 square feet
- Built in 1965
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
$35,364
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
7.38%
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%
$707,280
$707.3K
Cap Rate 7%
$505,200
$505.2K
Cap Rate 9%
$392,933
$392.9K
Market Conditions
NOI Build-Up for 2,700 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
$53.5K $19.80/SF
− Vacancy
−$2.9K −$1.09/SF
EGI
$50.5K $18.71/SF
− OpEx
−$15.2K −$5.61/SF
NOI
$35.4K $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%
$707,280
Cap Rate 7%
$505,200
Cap Rate 9%
$392,933
Alternative Uses
Best Use
Multifamily LT 5
$505.2K
$442.1K – $589.4K
NOI $35,364 @ 7.0% cap · market cap 7.38%
Second Best
Apartment 5plus
$442.6K
$387.3K – $516.3K
NOI $30,980 @ 7.0% cap · market cap 6.47%
Theoretical Best
Office A
$795.7K
$696.2K – $928.3K
NOI $55,696 @ 7.0% cap · market cap 11.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
2,654
Businesses Nearby
Explore this area
Business Placement
Demographics for 93701, CA
12,037
Population
3,836
Households
3.1
Avg Household Size
28
Median Age
7%
College-Educated
48%
High-School Grad
1.5 sq mi
ZIP Area
8,025
Density / Sq Mi
$32,192
Median Household Income
$26,875
Median Earnings
$926
Median Rent
$207,600
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Quadplex - Four-unit residential income property with two-bedroom layouts and deferred maintenance requiring buyer review.
Where is this quadplex located?
The property is located at 2720 E Grant Ave Fresno, CA.
What is the asking price?
The asking price for this property is $479,000.
What are key features of this property?
This property features: Four 2‑bedroom, 1‑bath units; Approximately 2,700 square feet; Built in 1965
