Two-Unit Residential Income
For Sale
$254,900
450 N 6th Street, Coalinga, CA 93210
Dual 2-bedroom, 1-bath units each with a private backyard, offering separated living in a convenient central area.
Property Size1,480 SF
Price / SF$172.23
Days on Market87
Property Features for 450 N 6th Street
General Information
Standard status
Active
Size
1,480 SF
Property subtype
Multi Family
Additional Details
Multifamily Units
2
Building Details
Year Built
1935
Listing Agency:
eXp Realty of Greater Los Angeles, inc.
(559) 246-4905
Listed By:
Marie Meza · License #01772801
(559) 246-4905
Source:
Exitrealty
Added: May 16
Changed: Aug 8
Last Checked: Aug 10 at 3:07AM
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.
This two-unit residential income property features a dual layout with each unit offering 2 bedrooms and 1 bathroom. Both units also include their own private backyard, creating separate outdoor living space for tenants or owners.
The property is located in a central area of Coalinga, positioned for quick access to downtown shopping, schools, and local services.
With two self-contained units and private yards for each side, the property is a practical fit for buyers seeking a residential income setup with straightforward unit separation. It may also appeal to owner-occupants who want the option to live in one unit while renting the other, based on the property’s clear two-unit configuration and independent outdoor spaces.
The property is located in a central area of Coalinga, positioned for quick access to downtown shopping, schools, and local services.
With two self-contained units and private yards for each side, the property is a practical fit for buyers seeking a residential income setup with straightforward unit separation. It may also appeal to owner-occupants who want the option to live in one unit while renting the other, based on the property’s clear two-unit configuration and independent outdoor spaces.
Key Highlights
- Year built 1935
- Dual‑unit layout with 2 bedrooms and 1 bathroom per unit
- Each unit includes a private backyard
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
7.69%
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 7.69%
Second Best
Apartment 5plus
$267.4K
$233.9K – $311.9K
NOI $18,715 @ 7.0% cap · market cap 7.34%
Theoretical Best
Office A
$419.5K
$367.0K – $489.4K
NOI $29,363 @ 7.0% cap · market cap 11.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
519
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 - Dual 2-bedroom, 1-bath units each with a private backyard, offering separated living in a convenient central area.
Where is this duplex located?
The property is located at 450 N 6th Street Coalinga, CA.
What is the asking price?
The asking price for this property is $254,900.
What are key features of this property?
This property features: Year built 1935; Dual‑unit layout with 2 bedrooms and 1 bathroom per unit; Each unit includes a private backyard
