Duplex with Private
For Sale
$264,900
450 N 6th St, Coalinga, CA 93210
Two-unit property with one vacant residence and separate outdoor areas for each unit.
Property Size1,480 SF
Price / SF$178.99
Days on Market94
Property Features for 450 N 6th St
General Information
Standard status
Active
Size
1,480 SF
Property subtype
Multi-Family
Amenities
private backyard
Building Details
Year Built
1935
Listing Agency:
eXp Realty of Greater Los Angeles, inc.
(559) 246-4905
Listed By:
Marie Meza · License #01772801
Source:
Sacramentoareahouses
Added: May 30
Changed: Aug 30
Last Checked: Aug 30 at 6:02PM
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 eXp Realty of Greater Los Angeles, inc.
Investment Insights
Based on property information with market context.
Built in 1935, this duplex contains two residences, each configured with 2 bedrooms and 1 bathroom. The property totals 1,480 square feet and includes a private backyard for each unit, creating distinct outdoor areas for the occupants.
One residence is currently vacant, while the other unit provides an existing occupancy arrangement. The property is located on N 6th St in Coalinga, with access to downtown shopping, schools, and local services.
One residence is currently vacant, while the other unit provides an existing occupancy arrangement. The property is located on N 6th St in Coalinga, with access to downtown shopping, schools, and local services.
Key Highlights
- Two‑unit duplex totaling 1,480 square feet
- Each unit includes 2 bedrooms and 1 bathroom
- One unit is vacant
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
$19,591
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
7.40%
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%
$391,820
$391.8K
Cap Rate 7%
$279,871
$279.9K
Cap Rate 9%
$217,678
$217.7K
Market Conditions
NOI Build-Up for 1,480 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
$29.8K $20.16/SF
− Vacancy
−$1.8K −$1.25/SF
EGI
$28.0K $18.91/SF
− OpEx
−$8.4K −$5.67/SF
NOI
$19.6K $13.24/SF
Area
Fresno County, CA
Vacancy
6.20%
Lease Rate
$20.16 /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%
$391,820
Cap Rate 7%
$279,871
Cap Rate 9%
$217,678
Alternative Uses
Best Use
Multifamily LT 5
$279.9K
$244.9K – $326.5K
NOI $19,591 @ 7.0% cap · market cap 7.40%
Second Best
Apartment 5plus
$267.4K
$233.9K – $311.9K
NOI $18,715 @ 7.0% cap · market cap 7.06%
Theoretical Best
Office A
$419.5K
$367.0K – $489.4K
NOI $29,363 @ 7.0% cap · market cap 11.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
528
Businesses Nearby
Explore this area
Business Placement
Demographics for 93210, CA
18,581
Population
4,883
Households
3.8
Avg Household Size
34
Median Age
12%
College-Educated
68%
High-School Grad
775.4 sq mi
ZIP Area
24
Density / Sq Mi
$77,850
Median Household Income
$36,583
Median Earnings
$1,034
Median Rent
$258,300
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two-unit property with one vacant residence and separate outdoor areas for each unit.
Where is this duplex located?
The property is located at 450 N 6th St Coalinga, CA.
What is the asking price?
The asking price for this property is $264,900.
What are key features of this property?
This property features: Two‑unit duplex totaling 1,480 square feet; Each unit includes 2 bedrooms and 1 bathroom; One unit is vacant
