Freestanding Retail and Office
For Sale
Contact for pricing
442-450 N Blackstone Ave, Fresno, CA 93701
Freestanding building with four separately addressed spaces, including long-term modified gross tenants, totaling about 3,480 SF.
Property Size3,480 SF
Lot Size0.17 Acres
Price / SF$152.27
Days on Market769
Property Features for 442-450 N Blackstone Ave
General Information
Standard status
Active
Size
3,480 SF
Lot size
0.17 Acres
Property subtype
RETAIL
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Cap Rate
7.14%
Listing Agency:
KW Commercial | Central California
(559) 705-1000
Listed By:
Jared Ennis
(559) 302-8698
Source:
Moodyscre
Added: Aug 6, 2024
Changed: Aug 14
Last Checked: Sep 13 at 7:28AM
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 KW Commercial | Central California
Investment Insights
Based on property information with market context.
This freestanding building totals approximately 3,480 SF on about 0.165 acres and is configured as retail or office space. The offering includes four economical separate spaces, each with its own unique address, with long-term tenants in place on modified gross lease forms.
The property is listed as a mix of leased units plus vacant and/or month-to-month (MTM) space. Reported actual collected rents are $24,400 per year, with additional income expected once vacancies are leased and leases are extended.
For owners seeking an owner-user setup, the property is presented as an opportunity to occupy the vacant and/or MTM units while continuing to lease and stabilize the remaining spaces within the building.
The property is listed as a mix of leased units plus vacant and/or month-to-month (MTM) space. Reported actual collected rents are $24,400 per year, with additional income expected once vacancies are leased and leases are extended.
For owners seeking an owner-user setup, the property is presented as an opportunity to occupy the vacant and/or MTM units while continuing to lease and stabilize the remaining spaces within the building.
Key Highlights
- Freestanding building totaling about 3,480 SF on 0.165 ac, configured as four separately addressed retail/office spaces off Blackstone Ave & CA‑180.
- Four separate spaces of about 1,000 SF each, each with its own address, leased to long‑term tenants on modified gross lease forms.
- Current collected rents are $24,400 per year, with additional upside potential.
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
$40,779
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
7.70%
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%
$815,580
$815.6K
Cap Rate 7%
$582,557
$582.6K
Cap Rate 9%
$453,100
$453.1K
Market Conditions
NOI Build-Up for 3,480 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
$62.6K $18.00/SF
− Vacancy
−$4.4K −$1.26/SF
EGI
$58.3K $16.74/SF
− OpEx
−$17.5K −$5.02/SF
NOI
$40.8K $11.72/SF
Area
Fresno, CA
Vacancy
7.00%
Lease Rate
$18.00 /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%
$815,580
Cap Rate 7%
$582,557
Cap Rate 9%
$453,100
Alternative Uses
Best Use
Retail
$582.6K
$509.7K – $679.7K
NOI $40,779 @ 7.0% cap · market cap 7.70%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.03M
$897.3K – $1.20M
NOI $71,785 @ 7.0% cap · market cap 13.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
2,979
Businesses Nearby
66k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 57%
Shops & Services 43%
McDonald's
Dining
33,177 visits/mo
0.5 miles
Valero Energy
Shops & Services
9,431 visits/mo
0.1 miles
7-Eleven
Shops & Services
7,826 visits/mo
0.2 miles
Chevron
Shops & Services
6,598 visits/mo
0.4 miles
Carl's Jr.
Dining
3,596 visits/mo
0.4 miles
Demographics for 93701, CA
12,037
Population
3,836
Households
3.1
Avg Household Size
28
Median Age
7%
College-Educated
48%
High-School Grad
1.5 sq mi
ZIP Area
8,025
Density / Sq Mi
$32,192
Median Household Income
$26,875
Median Earnings
$926
Median Rent
$207,600
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Freestanding building with four separately addressed spaces, including long-term modified gross tenants, totaling about 3,480 SF.
Where is this retail space located?
The property is located at 442-450 N Blackstone Ave 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: Freestanding building totaling about 3,480 SF on 0.165 ac, configured as four separately addressed retail/office spaces off Blackstone Ave & CA‑180.; Four separate spaces of about 1,000 SF each, each with its own address, leased to long‑term tenants on modified gross lease forms.; Current collected rents are $24,400 per year, with additional upside potential.
