Redevelopment Land Assemblage with
For Sale
$1,400,000
4582 E Harvey Avenue, Fresno, CA 93702
Assemblage includes an income-producing office building and an adjacent vacant NMX-zoned parcel totaling about 10 acres.
Property Size9,128 SF
Lot Size10.24 Acres
Price / SF$153.37
Days on Market56
Property Features for 4582 E Harvey Avenue
General Information
Standard status
Active
Size
9,128 SF
Lot size
10.24 Acres
Property subtype
Commercial
Zoning
NMX
Building Details
Building Size
9,128 SF
Year Built
1984
Buildings
1
Stories
1
Listing Agency:
Gentile Real Estate
(559) 903-4849
Listed By:
Taylor C Olson · License #01933206
(559) 903-4849
Source:
Coalingamidstaterealty
Added: Jun 17
Changed: Aug 7
Last Checked: Aug 10 at 11:38AM
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 Gentile Real Estate
Investment Insights
Based on property information with market context.
This offering includes two parcels sold together: 4582 E Harvey Ave and 744 N Maple Ave. The primary site at 4582 E Harvey Ave is approximately 8.14 acres and contains an existing 9,128 sq. ft. office building constructed in 1984. The building is currently leased and generates approximately $4,450 per month in rental income.
The second parcel, 744 N Maple Ave, is approximately 2.1 acres and is vacant. Both parcels are zoned NMX (Neighborhood Mixed Use), providing flexibility for a range of commercial and mixed-use development approaches.
With over 10 acres combined, this assemblage combines existing income from the office building with additional land for potential expansion or phased development under the shared NMX zoning designation.
The second parcel, 744 N Maple Ave, is approximately 2.1 acres and is vacant. Both parcels are zoned NMX (Neighborhood Mixed Use), providing flexibility for a range of commercial and mixed-use development approaches.
With over 10 acres combined, this assemblage combines existing income from the office building with additional land for potential expansion or phased development under the shared NMX zoning designation.
Key Highlights
- Approximately 10.24‑acre land assemblage in Fresno offered together: 4582 E Harvey Ave and 744 N Maple Ave
- 4582 E Harvey Ave includes a 9,128 sq. ft. office building built in 1984
- Existing office building generates approximately $4,450/month in rental income
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
$112,137
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
8.01%
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%
$2,242,740
$2.2M
Cap Rate 7%
$1,601,957
$1.6M
Cap Rate 9%
$1,245,967
$1.2M
Market Conditions
NOI Build-Up for 9,128 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
$191.7K $21.00/SF
− Vacancy
−$42.2K −$4.62/SF
EGI
$149.5K $16.38/SF
− OpEx
−$37.4K −$4.10/SF
NOI
$112.1K $12.29/SF
Area
ZIP 93702
Vacancy
22.00%
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%
$2,242,740
Cap Rate 7%
$1,601,957
Cap Rate 9%
$1,245,967
Alternative Uses
Best Use
Office B
$1.60M
$1.40M – $1.87M
NOI $112,137 @ 7.0% cap · market cap 8.01%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.23M
$1.95M – $2.60M
NOI $155,927 @ 7.0% cap · market cap 11.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
593
Businesses Nearby
Explore this area
Business Placement
Demographics for 93702, CA
45,741
Population
13,386
Households
3.4
Avg Household Size
29
Median Age
9%
College-Educated
57%
High-School Grad
5.2 sq mi
ZIP Area
8,796
Density / Sq Mi
$44,849
Median Household Income
$27,486
Median Earnings
$1,110
Median Rent
$211,900
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?
Commercial land - Assemblage includes an income-producing office building and an adjacent vacant NMX-zoned parcel totaling about 10 acres.
Where is this commercial land located?
The property is located at 4582 E Harvey Avenue Fresno, CA.
What is the asking price?
The asking price for this property is $1,400,000.
What are key features of this property?
This property features: Approximately 10.24‑acre land assemblage in Fresno offered together: 4582 E Harvey Ave and 744 N Maple Ave; 4582 E Harvey Ave includes a 9,128 sq. ft. office building built in 1984; Existing office building generates approximately $4,450/month in rental income
