Duplex with Two-Bedroom Front
For Sale
$279,900
Pending
4703 E El Monte Way, Fresno, CA 93702
Front residence is move-in ready, while the rear unit is currently rented.
Property Size1,381 SF
Days on Market12
Property Features for 4703 E El Monte Way
General Information
Standard status
Pending
Size
1,381 SF
Property subtype
Residential Income
Units
Unit Mix
1 x 2BD/1BA, 1 x 1BD/1BA
Multifamily Units
2
Additional Details
Highway Access
Yes
Listing Agency:
London Properties, Ltd.
(559) 436-4000
Listed By:
Katherine Justice · License #01415461
(559) 790-8945
Source:
Exprealty
Added: Sep 14
Changed: Sep 20
Last Checked: Sep 24 at 12:11PM
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 London Properties, Ltd.
Investment Insights
Based on property information with market context.
This 1,381-square-foot duplex includes a front unit with 2 BD and 1 BA and a rear unit with 1 BD and 1 BA. The front residence is move-in ready, while the rear residence is currently rented. Both units have been maintained and include updated interior finishes.
The property is located at 4703 E El Monte Way in Fresno, California, with shopping nearby and freeway access available within minutes. The two-unit configuration supports an owner-occupant arrangement with a separate rented residence or continued use as a rental property.
The property is located at 4703 E El Monte Way in Fresno, California, with shopping nearby and freeway access available within minutes. The two-unit configuration supports an owner-occupant arrangement with a separate rented residence or continued use as a rental property.
Key Highlights
- 1,381‑square‑foot duplex at 4703 E El Monte Way, Fresno, CA
- Front unit includes 2 BD / 1 BA and is move‑in ready
- Rear unit includes 1 BD / 1 BA and is currently rented
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
$18,088
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
6.46%
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%
$361,760
$361.8K
Cap Rate 7%
$258,400
$258.4K
Cap Rate 9%
$200,978
$201.0K
Market Conditions
NOI Build-Up for 1,381 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
$27.3K $19.80/SF
− Vacancy
−$1.5K −$1.09/SF
EGI
$25.8K $18.71/SF
− OpEx
−$7.8K −$5.61/SF
NOI
$18.1K $13.10/SF
Area
ZIP 93702
Vacancy
5.50%
Lease Rate
$19.80 /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%
$361,760
Cap Rate 7%
$258,400
Cap Rate 9%
$200,978
Alternative Uses
Best Use
Multifamily LT 5
$258.4K
$226.1K – $301.5K
NOI $18,088 @ 7.0% cap · market cap 6.46%
Second Best
Apartment 5plus
$232.1K
$203.1K – $270.7K
NOI $16,244 @ 7.0% cap · market cap 5.80%
Theoretical Best
Office A
$337.0K
$294.9K – $393.2K
NOI $23,591 @ 7.0% cap · market cap 8.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
841
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Duplex - Front residence is move-in ready, while the rear unit is currently rented.
Where is this duplex located?
The property is located at 4703 E El Monte Way Fresno, CA.
What is the asking price?
The asking price for this property is $279,900.
What are key features of this property?
This property features: 1,381‑square‑foot duplex at 4703 E El Monte Way, Fresno, CA; Front unit includes 2 BD / 1 BA and is move‑in ready; Rear unit includes 1 BD / 1 BA and is currently rented
