Four-Unit Quadplex with
For Sale
$479,000
2720 E Grant Avenue, Fresno, CA 93701
Multi Family, Fresno, CA
Property Size2,700 SF
Lot Size0.14 Acres
Price / SF$177.41
Days on Market8
Property Features for 2720 E Grant Avenue
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Bedrooms
8
Bathrooms
4
Full bathrooms
4
Rooms
Bathroom 4, Bedroom 8, Bedroom 5, Bedroom 6, Bedroom 1, Bedroom 4, Bathroom 3, Bedroom 3, Bedroom 2, Bathroom 2, Bathroom 1, Bedroom 7
Parking features
Carport
Exterior features
Stucco
High school district
Fresno Unified
Directions
South on Fresno St past Belmont Ave, turn left on Grant Ave. Property on the right.
Subdivision
701
Standard status
Active
APN
45918203
Size
2,700 SF
Lot size
0.14 Acres
Building Details
Year built
1965
Floors in Building
1
Number of units
4
Roof type
Composition
Listing Agency:
London Properties, Ltd.
Listed By:
Eric Mccormick
(559) 436-4000
Added: Sep 10
Changed: Sep 17
Last Checked: Sep 17 at 7:06PM
MLS# 655160
Copyright © 2026 Fresno Association of Realtors. 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 Fresno quadplex contains four two-bedroom, one-bath residences within approximately 2,700 square feet. Constructed in 1965, the building has stucco exterior walls, a composition roof, and carport parking. The property occupies 0.1435 acres at 2720 E Grant Avenue.
The asset is being sold in its present condition, with deferred maintenance noted. Interior access is subject to an accepted offer and inspection, and tenants should not be disturbed. Buyers are advised to independently verify rents, expenses, property condition, and potential rental income.
The asset is being sold in its present condition, with deferred maintenance noted. Interior access is subject to an accepted offer and inspection, and tenants should not be disturbed. Buyers are advised to independently verify rents, expenses, property condition, and potential rental income.
Key Highlights
- Four 2‑bedroom, 1‑bath units
- Approximately 2,700 square feet
- 0.1435‑acre lot
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 residential units offer two-bedroom, one-bath layouts with carport parking in Fresno.
Where is this quadplex located?
The property is located at 2720 E Grant Avenue 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; 0.1435‑acre lot
