Four-Unit Quadplex with
For Sale
$529,900
Pending
4318 E Fairfax Avenue, Fresno, CA 93703
Multi Family, Fresno, CA
Property Size3,034 SF
Lot Size0.21 Acres
Days on Market382
Property Features for 4318 E Fairfax Avenue
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Bedrooms
8
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 4, Bedroom 3, Bathroom 1, Bathroom 3, Bathroom 4, Bedroom 6, Bedroom 5, Bedroom 8, Bedroom 7, Bedroom 1, Bedroom 2, Bathroom 2
Parking features
Covered, Carport
Exterior features
Brick
High school district
Fresno Unified
Directions
From McKinley North on Cedar and right turn on Fairfax. Property on left side. No for sale sign.
Subdivision
703
Standard status
Pending
APN
44729108
Size
3,034 SF
Lot size
0.21 Acres
Amenities
laundry hookups
Building Details
Year built
1950
Floors in Building
1
Number of units
4
Roof type
Composition
Listing Agency:
Realty Concepts, Ltd. - Fresno
(559) 490-1500
Listed By:
Frank Dickinson · License #01902492
(559) 490-1500
Added: Aug 15, 2025
Changed: Aug 19
Last Checked: Aug 31 at 9:06PM
MLS# 635486
Copyright © 2026 Fresno Association of Realtors. 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 3,034-square-foot quadplex contains four residential units, each configured with two bedrooms, one bathroom, and laundry hookups. The property includes two garages, covered parking with carport space, brick exterior construction, and a composition roof. A roof replacement was completed in 2021.
Located at 4318 E Fairfax Avenue in Fresno, the property occupies a 0.208-acre lot. All four units are occupied by long-term tenants, providing an established occupancy profile for a multifamily owner. The building was constructed in 1950 and is identified within the 93703 postal area.
Located at 4318 E Fairfax Avenue in Fresno, the property occupies a 0.208-acre lot. All four units are occupied by long-term tenants, providing an established occupancy profile for a multifamily owner. The building was constructed in 1950 and is identified within the 93703 postal area.
Key Highlights
- Four residential units, each with 2 bedrooms and 1 bathroom
- 3,034 square feet on a 0.208‑acre lot
- Two units include garages
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
$39,738
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
7.50%
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%
$794,760
$794.8K
Cap Rate 7%
$567,686
$567.7K
Cap Rate 9%
$441,533
$441.5K
Market Conditions
NOI Build-Up for 3,034 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
$60.1K $19.80/SF
− Vacancy
−$3.3K −$1.09/SF
EGI
$56.8K $18.71/SF
− OpEx
−$17.0K −$5.61/SF
NOI
$39.7K $13.10/SF
Area
Fresno, CA
Vacancy
5.50%
Lease Rate
$19.80 /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%
$794,760
Cap Rate 7%
$567,686
Cap Rate 9%
$441,533
Alternative Uses
Best Use
Multifamily LT 5
$567.7K
$496.7K – $662.3K
NOI $39,738 @ 7.0% cap · market cap 7.50%
Second Best
Apartment 5plus
$497.3K
$435.2K – $580.2K
NOI $34,812 @ 7.0% cap · market cap 6.57%
Theoretical Best
Office A
$894.1K
$782.3K – $1.04M
NOI $62,585 @ 7.0% cap · market cap 11.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
409
Businesses Nearby
Explore this area
Business Placement
Demographics for 93703, CA
34,840
Population
11,155
Households
3.1
Avg Household Size
31
Median Age
9%
College-Educated
72%
High-School Grad
4.8 sq mi
ZIP Area
7,258
Density / Sq Mi
$43,236
Median Household Income
$30,359
Median Earnings
$1,204
Median Rent
$250,200
Median Home Value
Market
Vacancy Rate% for Multifamily 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?
Quadplex - Each residence includes two bedrooms, one bathroom, and laundry hookups, with long-term occupancy across the property.
Where is this quadplex located?
The property is located at 4318 E Fairfax Avenue Fresno, CA.
What is the asking price?
The asking price for this property is $529,900.
What are key features of this property?
This property features: Four residential units, each with 2 bedrooms and 1 bathroom; 3,034 square feet on a 0.208‑acre lot; Two units include garages
