Freestanding Spa & Wellness
New
For Sale
$330,000
430 S Church Street, Visalia, CA 93277
COMMERCIAL - Visalia, CA
Property Size1,656 SF
Lot Size0.14 Acres
Price / SF$199.28
Days on Market3
Property Features for 430 S Church Street
General Information
Property type
Commercial Sale
Property subtype
Other
Bathrooms
1
Half bathrooms
1
Rooms
Bathroom 1
Parking features
Alley
Security features
Security System
Fireplace
1
Lot features
Front Yard, Landscaped, Sprinklers In Front
Directions
from Court ST and Noble Ave go east to Church St, then turn south. Second building on the left.
Subdivision
Visalia SE
Standard status
Active
APN
97052008000
Size
1,656 SF
Lot size
0.14 Acres
Utilities
Sewer type
Public Sewer
Heating system
Fireplace(s), Central
Cooling system
Central Air, Ceiling Fan(s)
Water source
Public
Building Details
Year built
1924
Building materials
Frame, Stucco
Roof type
Composition
Listing Agency:
Avedian Properties Company
(559) 739-1200
Listed By:
Sue Turner
(559) 972-3339
Added: Aug 6
Changed: Aug 8
Last Checked: Aug 8 at 11:06PM
MLS# 243390
Copyright © 2026 Tulare County MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This freestanding commercial property contains 1,656 square feet on one level, with the existing layout configured as a beauty salon and retail merchandise area. The building also includes a large basement that is excluded from the stated square footage. Frame and stucco construction, a composition roof, central heating and cooling, ceiling fans, and a fireplace are among the physical features. Public water and sewer serve the property.
Parking is available along the street, with additional rear access provided through a shared driveway. The property is centrally positioned in Visalia, within easy walking distance of Kaweah Delta Hospital and near downtown. The current commercial configuration may also support medical or professional office use.
Parking is available along the street, with additional rear access provided through a shared driveway. The property is centrally positioned in Visalia, within easy walking distance of Kaweah Delta Hospital and near downtown. The current commercial configuration may also support medical or professional office use.
Key Highlights
- 1,656 SF single‑level commercial building
- Existing beauty salon layout with retail merchandise area
- Large basement excluded from the stated square footage
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
$26,198
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
7.94%
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%
$523,960
$524.0K
Cap Rate 7%
$374,257
$374.3K
Cap Rate 9%
$291,089
$291.1K
Market Conditions
NOI Build-Up for 1,656 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
$43.7K $26.40/SF
− Vacancy
−$8.8K −$5.31/SF
EGI
$34.9K $21.09/SF
− OpEx
−$8.7K −$5.27/SF
NOI
$26.2K $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%
$523,960
Cap Rate 7%
$374,257
Cap Rate 9%
$291,089
Alternative Uses
Best Use
Office B
$374.3K
$327.5K – $436.6K
NOI $26,198 @ 7.0% cap · market cap 7.94%
Second Best
Retail
$337.7K
$295.5K – $394.0K
NOI $23,637 @ 7.0% cap · market cap 7.16%
Theoretical Best
Office A
$453.6K
$396.9K – $529.3K
NOI $31,755 @ 7.0% cap · market cap 9.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Office units
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
243
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 93277, CA
53,196
Population
19,434
Households
2.7
Avg Household Size
37
Median Age
23%
College-Educated
90%
High-School Grad
39.4 sq mi
ZIP Area
1,350
Density / Sq Mi
$79,532
Median Household Income
$43,555
Median Earnings
$1,406
Median Rent
$320,500
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.
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Frequently Asked Questions
What type of property is this?
Spa & wellness property - Single-level commercial building with salon improvements, retail area, and flexible office-use potential.
Where is this spa & wellness property located?
The property is located at 430 S Church Street Visalia, CA.
What is the asking price?
The asking price for this property is $330,000.
What are key features of this property?
This property features: 1,656 SF single‑level commercial building; Existing beauty salon layout with retail merchandise area; Large basement excluded from the stated square footage
