Executive Office Unit with
New
For Sale
$275,000
306 N Willis St, Visalia, CA 93291
Downtown Mixed-Use zoning supports professional office uses with convenient on-site parking.
Property Size852 SF
Days on Market7
Property Features for 306 N Willis St
General Information
Standard status
Active
Size
852 SF
Class
C
Total Parking Spaces
2
Property subtype
Office
Zoning
Downtown Mixed-Use
Amenities
reception and waiting area
kitchenette
private restroom
built-in cabinetry
Building Details
Building Size
852 SF
Year Built
1969
Listing Agency:
Zeeb Commercial Real Estate
Listed By:
Marc Griffiths · License #CalDRE #01434697
(559) 625-2128
Source:
Newmarkpearson
Added: Sep 1
Last Checked: Sep 7 at 6:48AM
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 Zeeb Commercial Real Estate
Investment Insights
Based on property information with market context.
This executive office unit in Downtown Visalia offers a reception and waiting area, two private offices, a kitchenette, and a dedicated restroom. Built-in cabinetry adds practical storage and a finished professional setting. The property was built in 1969 and is offered for sale.
Two covered private parking spaces are located on site. The property sits near Vintage Press restaurant in central Downtown Visalia and is within a Downtown Mixed-Use zone that permits a broad range of professional uses.
Two covered private parking spaces are located on site. The property sits near Vintage Press restaurant in central Downtown Visalia and is within a Downtown Mixed-Use zone that permits a broad range of professional uses.
Key Highlights
- Two private offices plus reception and waiting areas
- Kitchenette, private restroom, and built‑in cabinetry
- Two covered private on‑site parking spaces
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
$13,479
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
4.90%
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%
$269,580
$269.6K
Cap Rate 7%
$192,557
$192.6K
Cap Rate 9%
$149,767
$149.8K
Market Conditions
NOI Build-Up for 852 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
$22.5K $26.40/SF
− Vacancy
−$4.5K −$5.31/SF
EGI
$18.0K $21.09/SF
− OpEx
−$4.5K −$5.27/SF
NOI
$13.5K $15.82/SF
Area
Visalia, CA
Vacancy
20.10%
Lease Rate
$26.40 /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%
$269,580
Cap Rate 7%
$192,557
Cap Rate 9%
$149,767
Alternative Uses
Best Use
Office B
$192.6K
$168.5K – $224.7K
NOI $13,479 @ 7.0% cap · market cap 4.90%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$233.4K
$204.2K – $272.3K
NOI $16,338 @ 7.0% cap · market cap 5.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
3,239
Businesses Nearby
Explore this area
Business Placement
Demographics for 93291, CA
63,366
Population
19,866
Households
3.2
Avg Household Size
32
Median Age
24%
College-Educated
81%
High-School Grad
84.2 sq mi
ZIP Area
753
Density / Sq Mi
$81,502
Median Household Income
$41,778
Median Earnings
$1,331
Median Rent
$381,600
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office units - Downtown Mixed-Use zoning supports professional office uses with convenient on-site parking.
Where is this office units located?
The property is located at 306 N Willis St Visalia, CA.
What is the asking price?
The asking price for this property is $275,000.
What are key features of this property?
This property features: Two private offices plus reception and waiting areas; Kitchenette, private restroom, and built‑in cabinetry; Two covered private on‑site parking spaces
