Storefront Property With Salon
For Sale
$299,900
Pending
442 N Farmersville Boulevard N, Farmersville, CA 93223
Commercial Sale, Farmersville, CA
Property Size910 SF
Lot Size0.11 Acres
Days on Market179
Property Features for 442 N Farmersville Boulevard N
General Information
Property type
Commercial Sale
Property subtype
Other
Bathrooms
1
Half bathrooms
1
Rooms
Bathroom 1
Parking features
Carport
Directions
From Hwy 198 to Farmersville Blvd. turn off on Farmersville Blvd. Go South to property on the left (East side)
Subdivision
Exeter
Standard status
Pending
APN
129121046000
Size
910 SF
Lot size
0.11 Acres
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1953
Building materials
Vertical Siding
Roof type
Flat
Additional Structures
Outbuilding
Listing Agency:
Avedian Properties Company
(559) 739-1200
Listed By:
Ed A Morton · License #01409444
(559) 859-4840
Added: Feb 23
Changed: Aug 19
Last Checked: Aug 21 at 2:06AM
MLS# 239958
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 910-square-foot storefront property in Farmersville includes a fully furnished beauty salon layout with four cutting stations and two washing stations. A bathroom is also present, while the building features central heating and central air, vertical siding, and a flat roof. The property was built in 1953 and includes a carport for on-site parking.
A separate outbuilding provides laundry space with plumbing already installed for a washer and dryer. Public water and public sewer serve the property. The parcel encompasses 0.11 acres and is located on N Farmersville Boulevard in Farmersville, California.
A separate outbuilding provides laundry space with plumbing already installed for a washer and dryer. Public water and public sewer serve the property. The parcel encompasses 0.11 acres and is located on N Farmersville Boulevard in Farmersville, California.
Key Highlights
- 910‑square‑foot storefront property with a furnished beauty salon layout
- Four cutting stations and two washing stations
- Separate laundry outbuilding with plumbing ready for washer and dryer installation
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
$12,989
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
4.33%
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%
$259,780
$259.8K
Cap Rate 7%
$185,557
$185.6K
Cap Rate 9%
$144,322
$144.3K
Market Conditions
NOI Build-Up for 910 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
$19.7K $21.60/SF
− Vacancy
−$1.1K −$1.21/SF
EGI
$18.6K $20.39/SF
− OpEx
−$5.6K −$6.12/SF
NOI
$13.0K $14.27/SF
Area
Tulare County, CA
Vacancy
5.60%
Lease Rate
$21.60 /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%
$259,780
Cap Rate 7%
$185,557
Cap Rate 9%
$144,322
Alternative Uses
Best Use
Retail
$185.6K
$162.4K – $216.5K
NOI $12,989 @ 7.0% cap · market cap 4.33%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$276.4K
$241.9K – $322.5K
NOI $19,349 @ 7.0% cap · market cap 6.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
344
Businesses Nearby
43k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 80%
Dining 20%
Fastrip
Shops & Services
30,928 visits/mo
0.3 miles
Little Caesars Pizza
Dining
6,259 visits/mo
0.0 miles
Watermill Express
Shops & Services
3,303 visits/mo
0.3 miles
Krispy Krunchy Chicken
Dining
2,358 visits/mo
0.3 miles
Demographics for 93223, CA
10,487
Population
2,699
Households
3.9
Avg Household Size
30
Median Age
5%
College-Educated
59%
High-School Grad
3.1 sq mi
ZIP Area
3,383
Density / Sq Mi
$57,463
Median Household Income
$27,265
Median Earnings
$1,034
Median Rent
$237,700
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Similar Off Market Nearby
- Farmersville Florist — 505 Farmersville Rd, Farmersville, CA 93223
- Olga's Artistic Flowers — 349 Farmersville Rd, Farmersville, CA 93223
Frequently Asked Questions
What type of property is this?
Storefront property - Furnished beauty salon configuration with dedicated service stations, wash stations, and a separate laundry structure.
Where is this storefront property located?
The property is located at 442 N Farmersville Boulevard N Farmersville, CA.
What is the asking price?
The asking price for this property is $299,900.
What are key features of this property?
This property features: 910‑square‑foot storefront property with a furnished beauty salon layout; Four cutting stations and two washing stations; Separate laundry outbuilding with plumbing ready for washer and dryer installation
