Corner Office
For Sale
Contact for pricing
445 W Dakota Ave, Fresno, CA 93705
Two office suites offer private rooms, open work areas, kitchen space, and shared restrooms.
Property Size3,014 SF
Price / SF$207.37
Days on Market20
Property Features for 445 W Dakota Ave
General Information
Standard status
Active
Size
3,014 SF
Class
B
Property subtype
Office
Zoning
RS-5
Occupancy
100%
Additional Details
Office Units
2
Amenities
gated parking
covered carport
restrooms
storage closets
Building Details
Year Built
1984
Buildings
1
Building Size
3,014 SF
Listing Agency:
C21 Commercial
(559) 359-4035
Listed By:
Jared Ennis · License #CA
Source:
Crexi
Added: Jul 23
Changed: Aug 5
Last Checked: Aug 9 at 11:31AM
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 C21 Commercial
Investment Insights
Based on property information with market context.
This ±3,014 SF office building includes two available spaces with distinct layouts. The ±1,492 SF suite has four private offices, an open workstation and reception area, plus access to a shared restroom. The ±1,405 SF suite features two private offices, a kitchen, open workstation, large conference room and shared restroom access. The property also includes two restrooms, two storage closets, gated parking and a covered carport.
The building occupies the corner of W Dakota Ave and N Fruit Ave across from Westwood Shopping Center. Its setting is near multiple shopping centers, major retailers, schools and restaurants, with Starbucks, McDonald's, Save Mart, O'Reilly Auto Parts and other retail and service businesses nearby. Constructed in 1984, the property is zoned RS-5.
The building occupies the corner of W Dakota Ave and N Fruit Ave across from Westwood Shopping Center. Its setting is near multiple shopping centers, major retailers, schools and restaurants, with Starbucks, McDonald's, Save Mart, O'Reilly Auto Parts and other retail and service businesses nearby. Constructed in 1984, the property is zoned RS-5.
Key Highlights
- ±3,014 SF office building with 2 available office spaces
- ±1,492 SF suite with 4 private offices, reception area and open workstation
- ±1,405 SF suite with 2 private offices, kitchen and large conference room
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
$44,622
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
7.14%
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%
$892,440
$892.4K
Cap Rate 7%
$637,457
$637.5K
Cap Rate 9%
$495,800
$495.8K
Market Conditions
NOI Build-Up for 3,014 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
$63.3K $21.00/SF
− Vacancy
−$3.8K −$1.26/SF
EGI
$59.5K $19.74/SF
− OpEx
−$14.9K −$4.94/SF
NOI
$44.6K $14.81/SF
Area
Fresno, CA
Vacancy
6.00%
Lease Rate
$21.00 /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%
$892,440
Cap Rate 7%
$637,457
Cap Rate 9%
$495,800
Alternative Uses
Best Use
Office B
$637.5K
$557.8K – $743.7K
NOI $44,622 @ 7.0% cap · market cap 7.14%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$888.2K
$777.2K – $1.04M
NOI $62,173 @ 7.0% cap · market cap 9.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Office units
Location Intelligence
Trade Area within ½ mile
454
Businesses Nearby
Explore this area
Business Placement
Demographics for 93705, CA
38,125
Population
13,408
Households
2.8
Avg Household Size
31
Median Age
16%
College-Educated
75%
High-School Grad
4.9 sq mi
ZIP Area
7,781
Density / Sq Mi
$55,152
Median Household Income
$35,979
Median Earnings
$1,254
Median Rent
$281,300
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Two office suites offer private rooms, open work areas, kitchen space, and shared restrooms.
Where is this office building located?
The property is located at 445 W Dakota Ave Fresno, CA.
What is the asking price?
The asking price for this property is $625,000.
What are key features of this property?
This property features: ±3,014 SF office building with 2 available office spaces; ±1,492 SF suite with 4 private offices, reception area and open workstation; ±1,405 SF suite with 2 private offices, kitchen and large conference room
