Self-Storage Facility with Onsite
For Sale
$4,200,000
30455 Auberry Road, Prather, CA 93651
Operational storage property with paved improvements, gated access, and an attached office-residence configuration.
Property Size20,180 SF
Price / SF$208.13
Days on Market98
Property Features for 30455 Auberry Road
General Information
Standard status
Active
Size
20,180 SF
Property subtype
Commercial/Industrial
Building Details
Year Built
2022
Listing Agency:
Real Brokerage Technologies
(559) 974-2377
Listed By:
Jaime Bratton · License #02076656
(559) 974-2377
Source:
Exitrealty
Added: May 26
Changed: Aug 30
Last Checked: Aug 30 at 4:03PM
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 Real Brokerage Technologies
Investment Insights
Based on property information with market context.
This self-storage property occupies 2.28 fully improved acres along the Highway 168 corridor and includes a 2,160-square-foot residence and office building. The interior provides approximately 1,660 square feet of living area with two bedrooms and two bathrooms, plus a 500-square-foot office with a private bathroom. The site also includes storage units, RV parking, and an established equipment rental business.
Site improvements include full concrete paving, block perimeter fencing, wrought iron gates, timed LED lighting, a private well, propane utilities, and a 24-camera HD security system. The residence has propane heat, a tankless water heater, a propane stove, a dryer hookup, and recessed LED lighting. Highway 168 provides access to Prather, Auberry, Tollhouse, Shaver Lake, and nearby foothill communities. The property is operated by absentee ownership and combines onsite living, office space, storage operations, and equipment rental uses.
Site improvements include full concrete paving, block perimeter fencing, wrought iron gates, timed LED lighting, a private well, propane utilities, and a 24-camera HD security system. The residence has propane heat, a tankless water heater, a propane stove, a dryer hookup, and recessed LED lighting. Highway 168 provides access to Prather, Auberry, Tollhouse, Shaver Lake, and nearby foothill communities. The property is operated by absentee ownership and combines onsite living, office space, storage operations, and equipment rental uses.
Key Highlights
- 2.28 fully improved acres along the Highway 168 corridor
- 2,160‑square‑foot residence and office building with approximately 1,660 square feet of living space
- 500‑square‑foot office area with its own bathroom
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
$316,724
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
7.54%
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%
$6,334,480
$6.3M
Cap Rate 7%
$4,524,629
$4.5M
Cap Rate 9%
$3,519,156
$3.5M
Market Conditions
NOI Build-Up for 20,180 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
$394.7K $19.56/SF
− Vacancy
−$22.1K −$1.10/SF
EGI
$372.6K $18.46/SF
− OpEx
−$55.9K −$2.77/SF
NOI
$316.7K $15.69/SF
Area
Fresno County, CA
Vacancy
5.60%
Lease Rate
$19.56 /SF/Yr
Expense Ratio
15.00%
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%
$6,334,480
Cap Rate 7%
$4,524,629
Cap Rate 9%
$3,519,156
Alternative Uses
Best Use
Warehouse
$4.52M
$3.96M – $5.28M
NOI $316,724 @ 7.0% cap · market cap 7.54%
Second Best
Self Storage
$3.73M
$3.26M – $4.35M
NOI $260,832 @ 7.0% cap · market cap 6.21%
Theoretical Best
Office A
$5.72M
$5.00M – $6.67M
NOI $400,366 @ 7.0% cap · market cap 9.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
18
Businesses Nearby
Explore this area
Business Placement
Demographics for 93651, CA
1,445
Population
580
Households
2.5
Avg Household Size
50
Median Age
38%
College-Educated
97%
High-School Grad
16.3 sq mi
ZIP Area
89
Density / Sq Mi
$93,036
Median Household Income
$70,709
Median Earnings
$1,213
Median Rent
$424,400
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?
Self storage facility - Operational storage property with paved improvements, gated access, and an attached office-residence configuration.
Where is this self storage facility located?
The property is located at 30455 Auberry Road Prather, CA.
What is the asking price?
The asking price for this property is $4,200,000.
What are key features of this property?
This property features: 2.28 fully improved acres along the Highway 168 corridor; 2,160‑square‑foot residence and office building with approximately 1,660 square feet of living space; 500‑square‑foot office area with its own bathroom
