Three-Unit Townhome-Style
For Sale
$599,950
Pending
4270 W Regency Avenue, Fresno, CA 93722
Mixed-layout multifamily property with private yards, garages, fireplaces, and in-unit laundry hookups.
Property Size3,218 SF
Days on Market231
Property Features for 4270 W Regency Avenue
General Information
Standard status
Pending
Size
3,218 SF
Property subtype
Multi Family
Units
Unit Mix
2 x 3BR/2BA, 1 x 2BR/2BA
Multifamily Units
3
Amenities
washer and dryer hookups
fireplaces
garages
private side yards
Building Details
Year Built
1988
Listing Agency:
Fresno Income Properties
(559) 438-9410
Listed By:
Paul Gestic · License #01376488
(559) 438-9410
Source:
Exitrealty
Added: Jan 12
Changed: Aug 31
Last Checked: Aug 31 at 2:54PM
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 Fresno Income Properties
Investment Insights
Based on property information with market context.
Built in 1988, this 3,218 SF triplex contains two townhome-style residences and one single-level unit. Two homes provide over 1,000 sq. ft. with three bedrooms and two bathrooms each, while the third offers a two-bedroom, two-bath layout. Every unit includes washer and dryer hookups, a fireplace, a one-car garage, and a private side yard.
The property occupies a corner lot in Fresno’s Fig Garden Loop area and is within the Fresno Unified School District. Shopping, dining, and entertainment options are located nearby. The varied floor plans combine multi-level and single-level living arrangements within one three-unit complex.
The property occupies a corner lot in Fresno’s Fig Garden Loop area and is within the Fresno Unified School District. Shopping, dining, and entertainment options are located nearby. The varied floor plans combine multi-level and single-level living arrangements within one three-unit complex.
Key Highlights
- Three‑unit complex on a corner lot in Fresno’s Fig Garden Loop area
- Two units offer over 1,000 sq. ft. with 3 bedrooms and 2 bathrooms; third unit is 2/2
- Each residence includes washer and dryer hookups, a fireplace, and a one‑car garage
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
$37,431
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
6.24%
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%
$748,620
$748.6K
Cap Rate 7%
$534,729
$534.7K
Cap Rate 9%
$415,900
$415.9K
Market Conditions
NOI Build-Up for 3,218 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
$56.0K $17.40/SF
− Vacancy
−$2.5K −$0.78/SF
EGI
$53.5K $16.62/SF
− OpEx
−$16.0K −$4.99/SF
NOI
$37.4K $11.63/SF
Area
ZIP 93722
Vacancy
4.50%
Lease Rate
$17.40 /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%
$748,620
Cap Rate 7%
$534,729
Cap Rate 9%
$415,900
Alternative Uses
Best Use
Multifamily LT 5
$534.7K
$467.9K – $623.9K
NOI $37,431 @ 7.0% cap · market cap 6.24%
Second Best
Apartment 5plus
$479.6K
$419.7K – $559.5K
NOI $33,572 @ 7.0% cap · market cap 5.60%
Theoretical Best
Office A
$685.8K
$600.1K – $800.1K
NOI $48,007 @ 7.0% cap · market cap 8.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
890
Businesses Nearby
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
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Triplex - Mixed-layout multifamily property with private yards, garages, fireplaces, and in-unit laundry hookups.
Where is this triplex located?
The property is located at 4270 W Regency Avenue Fresno, CA.
What is the asking price?
The asking price for this property is $599,950.
What are key features of this property?
This property features: Three‑unit complex on a corner lot in Fresno’s Fig Garden Loop area; Two units offer over 1,000 sq. ft. with 3 bedrooms and 2 bathrooms; third unit is 2/2; Each residence includes washer and dryer hookups, a fireplace, and a one‑car garage
