Building Details

Year Built 1930

Listing Agency: Great American Realty n***@yahoo.com Show Phone

Listed By: Nirmal Ranu · License #01270977 Show Phone

Source: Xome

Added: Nov 8, 2025 Changed: Aug 8 Last Checked: Aug 11 at 4:47AM

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Investment Insights

Based on property information with market context.

For sale: an older commercial-zoned house at 315 W Mariposa W in Fowler, CA. The property is described as adaptable for commercial activity or a business, with an existing structure that can be brought up to fit a tenant’s needs.

The site is located right on Highway 99, providing direct access to a heavily traveled roadway.

This is a straightforward conversion-type commercial building opportunity for buyers looking to customize an existing structure for retail or other commercial use in Fowler.

Key Highlights

• Commercial‑zoned house (Zoning: C2) on Highway 99 in Fowler
• Year built: 1930
• 3 guest facilities noted in the interior features

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

$14,399

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

6.26%

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%

$287,980 $288.0K

Cap Rate 7%

$205,700 $205.7K

Cap Rate 9%

$159,989 $160.0K

Market Conditions

NOI Build-Up for 1,114 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

$21.8K $19.56/SF

− Vacancy

−$1.2K −$1.10/SF

EGI

$20.6K $18.46/SF

− OpEx

−$6.2K −$5.54/SF

NOI

$14.4K $12.93/SF

Area

Fresno County, CA

Vacancy

5.60%

Lease Rate

$19.56 /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%

$287,980

Cap Rate 7%

$205,700

Cap Rate 9%

$159,989

Alternative Uses

Best Use

Retail

$205.7K

$180.0K – $240.0K (±1% cap)

NOI $14,399 @ 7.0% cap · market cap 6.26%

Second Best

—

—

no second resolved use

Theoretical Best

Office A

$315.7K

$276.3K – $368.4K (±1% cap)

NOI $22,101 @ 7.0% cap · market cap 9.61%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Retail space

Suggested Use

Top Pick Building Supply Law Firm Big Box & Wholesale Store Auto Parts Store HVAC Service Storage Facility

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

286

Businesses Nearby

Explore this area Business Placement

Demographics for 93625, CA

8,194

Population

2,969

Households

2.8

Avg Household Size

35

Median Age

25%

College-Educated

75%

High-School Grad

24.0 sq mi

ZIP Area

341

Density / Sq Mi

$64,792

Median Household Income

$37,206

Median Earnings

$1,232

Median Rent

$368,700

Median Home Value

Market

Vacancy Rate% for Retail in West region

7% 2020

6.3% 2021

5.5% 2022

5.3% 2023

5.5% 2024

5.8% 2025

Questions? Ask Rey

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What type of property is this? Where is this retail space located? What is the asking price? Find similar properties ... What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Retail space - Old commercial-zoned house on Highway 99 in Fowler, suitable for conversion to a business location.

Where is this retail space located?

The property is located at 315 Mariposa Fowler, CA.

What is the asking price?

The asking price for this property is $230,000.

What are key features of this property?

This property features: Commercial‑zoned house (Zoning: C2) on Highway 99 in Fowler; Year built: 1930; 3 guest facilities noted in the interior features