Leased Office Units with Flex
For Sale
$650,000
304-314 Sequoia Cir, Porterville, CA 93257
Two separately addressed suites offer flexible office and retail configurations with private entrances, restrooms, and dedicated parking.
Property Size4,324 SF
Lot Size0.36 Acres
Price / SF$141.30
Days on Market192
Property Features for 304-314 Sequoia Cir
General Information
Standard status
Active
Size
4,324 SF
Class
A
Total Parking Spaces
23
Lot size
0.36 Acres
Property subtype
Multi Tenant Office
Occupancy
100%
Site & Location
Highway Access
Yes
Road Access
Yes
Public Transit
Yes
Additional Details
Gross Income
$44,700
Clear Span
Yes
Office Units
2
Amenities
high speed Internet
separate meters
private ADA restrooms
private entrances
outdoor LED lights
demising walls
Building Details
Building Size
4,324 SF
Year Built
2003
Buildings
1
Construction
clear-span
Tenancy
Multi
Listing Agency:
KW Commercial - Central California
(559) 705-1000
Listed By:
Jared Ennis
(559) 705-1000
Source:
Thebrokerlist
Added: Feb 18
Changed: Aug 29
Last Checked: Aug 29 at 3:27PM
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 KW Commercial - Central California
Investment Insights
Based on property information with market context.
This 2003 freestanding office property contains approximately 4,600 SF on approximately 0.36 AC, arranged as two separately addressed suites measuring 1,741 SF and 2,859 SF. The spaces feature demising walls for potential combination, private ADA restrooms, individual entrances and meters, hard-surface flooring, LED lighting, newer HVAC units, and newer doors, hinges, and fixtures. The building is leased on Modified Gross lease forms and includes access to high-speed Internet.
The property provides 23 illuminated private parking spaces in addition to street parking, exterior LED lighting, existing signage, and access to CA-65 ramps. It is located in Porterville, California, east of Highway 65 and near Henderson Avenue and G Street, with convenient Main Street access and proximity to CA-190.
The offering combines a two-suite configuration with office, retail, or flex-space utility. Reported stabilized performance includes an 8.7% cap rate and a 10.95% cash-on-cash return.
The property provides 23 illuminated private parking spaces in addition to street parking, exterior LED lighting, existing signage, and access to CA-65 ramps. It is located in Porterville, California, east of Highway 65 and near Henderson Avenue and G Street, with convenient Main Street access and proximity to CA-190.
The offering combines a two-suite configuration with office, retail, or flex-space utility. Reported stabilized performance includes an 8.7% cap rate and a 10.95% cash-on-cash return.
Key Highlights
- Approximately 4,600 SF freestanding office property on approximately 0.36 AC
- Two suites measuring 1,741 SF and 2,859 SF with demising walls
- Leased on Modified Gross lease forms to long‑term tenants
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
$57,385
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
8.83%
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%
$1,147,700
$1.1M
Cap Rate 7%
$819,786
$819.8K
Cap Rate 9%
$637,611
$637.6K
Market Conditions
NOI Build-Up for 4,600 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
$92.2K $20.04/SF
− Vacancy
−$15.7K −$3.41/SF
EGI
$76.5K $16.63/SF
− OpEx
−$19.1K −$4.16/SF
NOI
$57.4K $12.47/SF
Area
Tulare County, CA
Vacancy
17.00%
Lease Rate
$20.04 /SF/Yr
Expense Ratio
25.00%
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%
$1,147,700
Cap Rate 7%
$819,786
Cap Rate 9%
$637,611
Alternative Uses
Best Use
Office B
$819.8K
$717.3K – $956.4K
NOI $57,385 @ 7.0% cap · market cap 8.83%
Second Best
Flex RnD
$577.6K
$505.4K – $673.8K
NOI $40,430 @ 7.0% cap · market cap 6.22%
Theoretical Best
Specialty Retail
$1.40M
$1.22M – $1.63M
NOI $97,808 @ 7.0% cap · market cap 15.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Office units
100%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
292
Businesses Nearby
Explore this area
Business Placement
Demographics for 93257, CA
79,569
Population
25,020
Households
3.2
Avg Household Size
31
Median Age
15%
College-Educated
69%
High-School Grad
378.9 sq mi
ZIP Area
210
Density / Sq Mi
$58,261
Median Household Income
$30,344
Median Earnings
$1,086
Median Rent
$276,400
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 - Two separately addressed suites offer flexible office and retail configurations with private entrances, restrooms, and dedicated parking.
Where is this office units located?
The property is located at 304-314 Sequoia Cir Porterville, CA.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: Approximately 4,600 SF freestanding office property on approximately 0.36 AC; Two suites measuring 1,741 SF and 2,859 SF with demising walls; Leased on Modified Gross lease forms to long‑term tenants
