Remodeled Senior Care
For Sale
Contact for pricing
3676 E DAKOTA AVE, Fresno, CA 93722
Extensively remodeled assisted living property with approved Fresno CUP and upgraded fire, HVAC, and security systems.
Property Size8,680 SF
Price / SF$190.09
Days on Market107
Property Features for 3676 E DAKOTA AVE
General Information
Standard status
Active
Size
8,680 SF
Total Parking Spaces
45
Property subtype
Senior Living, Special Purpose
Zoning
RM1 with CUP for Assisted Living
Additional Details
Fenced Yard
Yes
Sprinkler System
Yes
Amenities
auditorium
multipurpose room
commercial kitchen
security cameras
automated LED lighting
gated parking lots
new landscaping
Building Details
Year Built
1978
Buildings
1
Stories
1
Units
1
Listing Agency:
Premium Group Real Estate Inc.
Listed By:
Junus Perry · License #01152501
(559) 906-3809
Source:
Crexi
Added: May 27
Changed: Sep 7
Last Checked: Sep 10 at 6:20AM
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 Premium Group Real Estate Inc.
Investment Insights
Based on property information with market context.
This extensively remodeled senior care facility is designed for residential care-related use, with an approved Conditional Use Permit (CUP) from the City of Fresno for RCFE (Residential Care Facility/Assisted Living). The property has been upgraded with substantial capital improvements, including a new roof and flashing, new acrylic smooth stucco exterior, upgraded windows and doors, and a fire sprinkler system. Additional improvements include security cameras, automated LED lighting, upgraded HVAC and ducting, and newly repaved parking areas.
Interior features include a spacious auditorium, multipurpose room, and an upgraded commercial kitchen with commercial appliances included in the sale, English-style cabinetry, and quartz countertops. The existing layout includes multiple rooms, office space, and several restrooms, including larger multi-stall restroom facilities.
The entire property is fully fenced and includes newly landscaped grounds with two gated parking lots and approximately 45 parking spaces. Conceptual plans provide for up to 22 bedrooms accommodating approximately 40 residents, though final construction drawings and any additional approvals required by the City of Fresno and applicable agencies will be necessary. Buyer to verify all intended uses, licensing requirements, approvals, occupancy limits, permits, and development standards with the City of Fresno and all applicable agencies.
Interior features include a spacious auditorium, multipurpose room, and an upgraded commercial kitchen with commercial appliances included in the sale, English-style cabinetry, and quartz countertops. The existing layout includes multiple rooms, office space, and several restrooms, including larger multi-stall restroom facilities.
The entire property is fully fenced and includes newly landscaped grounds with two gated parking lots and approximately 45 parking spaces. Conceptual plans provide for up to 22 bedrooms accommodating approximately 40 residents, though final construction drawings and any additional approvals required by the City of Fresno and applicable agencies will be necessary. Buyer to verify all intended uses, licensing requirements, approvals, occupancy limits, permits, and development standards with the City of Fresno and all applicable agencies.
Key Highlights
- Year built 1978 with an approved City of Fresno CUP for RCFE (Residential Care Facility/Assisted Living)
- Conceptual plans for up to 22 bedrooms to accommodate approximately 40 residents (buyer to verify approvals and occupancy limits)
- Substantial remodel including new roof and flashing, acrylic smooth stucco exterior, upgraded windows and doors
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
$90,555
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
5.49%
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%
$1,811,100
$1.8M
Cap Rate 7%
$1,293,643
$1.3M
Cap Rate 9%
$1,006,167
$1.0M
Market Conditions
NOI Build-Up for 8,680 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
$171.9K $19.80/SF
− Vacancy
−$7.2K −$0.83/SF
EGI
$164.6K $18.97/SF
− OpEx
−$74.1K −$8.54/SF
NOI
$90.6K $10.43/SF
Area
ZIP 93722
Vacancy
4.20%
Lease Rate
$19.80 /SF/Yr
Expense Ratio
45.00%
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%
$1,811,100
Cap Rate 7%
$1,293,643
Cap Rate 9%
$1,006,167
Alternative Uses
Best Use
Apartment 5plus
$1.29M
$1.13M – $1.51M
NOI $90,555 @ 7.0% cap · market cap 5.49%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.85M
$1.62M – $2.16M
NOI $129,492 @ 7.0% cap · market cap 7.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
Yes
Sprinkler system
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
400
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 93722, CA
87,364
Population
27,615
Households
3.2
Avg Household Size
32
Median Age
23%
College-Educated
83%
High-School Grad
19.3 sq mi
ZIP Area
4,527
Density / Sq Mi
$77,335
Median Household Income
$41,364
Median Earnings
$1,529
Median Rent
$350,700
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- GoodHome Residential — 3721 W Garland Ave, Fresno, CA 93722
- Paintbrush Assisted Living — 4356 W Ashlan Ave, Fresno, CA 93722
Frequently Asked Questions
What type of property is this?
Assisted living facility - Extensively remodeled assisted living property with approved Fresno CUP and upgraded fire, HVAC, and security systems.
Where is this assisted living facility located?
The property is located at 3676 E DAKOTA AVE Fresno, CA.
What is the asking price?
The asking price for this property is $1,650,000.
What are key features of this property?
This property features: Year built 1978 with an approved City of Fresno CUP for RCFE (Residential Care Facility/Assisted Living); Conceptual plans for up to 22 bedrooms to accommodate approximately 40 residents (buyer to verify approvals and occupancy limits); Substantial remodel including new roof and flashing, acrylic smooth stucco exterior, upgraded windows and doors
