Four-Unit Residential Income
For Sale
$479,900
Pending
4833 E Lane Avenue 101, Fresno, CA 93727
Four-unit quadplex with one vacant unit and multiple newer HVAC systems, offering flexibility for leasing or owner occupancy.
Property Size3,736 SF
Days on Market105
Property Features for 4833 E Lane Avenue 101
General Information
Standard status
Pending
Size
3,736 SF
Property subtype
Multi Family
Occupancy
75%
Additional Details
Multifamily Units
4
Building Details
Year Built
1988
Tenancy
Multi
Listing Agency:
eXp Realty of Greater Los Angeles, Inc
(559) 727-8827
Listed By:
Muath Alshaibah · License #02222680
(559) 727-8827
Source:
Exitrealty
Added: Apr 30
Changed: Aug 8
Last Checked: Aug 12 at 5:28AM
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 four-unit quadplex presents a straightforward income-and-occupancy mix, with the property currently 75% occupied and one unit vacant and ready for lease or owner occupancy. Unit 101 offers 3 bedrooms and 2 baths, while the remaining units feature 2-bedroom layouts with 1 to 2 bathrooms. The units are described as approximately 934 square feet per unit, for a total property size of 3,736 square feet. The property also includes HVAC, with three units noted as newer.
The property is conveniently located near schools, shopping, and major roadways, supporting day-to-day convenience for tenants and prospective residents. Documentation including an income statement and lease agreement documents are available as part of the offering.
For investors or owner-operators, the vacant unit provides an immediate leasing opportunity within an otherwise tenant-occupied building, supported by three units with long-term tenants. The presence of multiple HVAC systems, including three newer units, can simplify ongoing building management. The existing unit mix is well suited for tenants seeking 2-bedroom and select 3-bedroom options under one ownership structure.
The property is conveniently located near schools, shopping, and major roadways, supporting day-to-day convenience for tenants and prospective residents. Documentation including an income statement and lease agreement documents are available as part of the offering.
For investors or owner-operators, the vacant unit provides an immediate leasing opportunity within an otherwise tenant-occupied building, supported by three units with long-term tenants. The presence of multiple HVAC systems, including three newer units, can simplify ongoing building management. The existing unit mix is well suited for tenants seeking 2-bedroom and select 3-bedroom options under one ownership structure.
Key Highlights
- Four‑unit quadplex built in 1988, with one unit currently vacant and ready for lease or owner occupancy
- 75% occupancy now: three tenant‑occupied units plus one vacant unit (unit 203)
- Unit mix includes unit 101 as 3BR/2BA and remaining units with 2BR and 1–2BA
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
$43,320
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
9.03%
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%
$866,400
$866.4K
Cap Rate 7%
$618,857
$618.9K
Cap Rate 9%
$481,333
$481.3K
Market Conditions
NOI Build-Up for 3,736 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
$65.0K $17.40/SF
− Vacancy
−$3.1K −$0.84/SF
EGI
$61.9K $16.56/SF
− OpEx
−$18.6K −$4.97/SF
NOI
$43.3K $11.60/SF
Area
ZIP 93727
Vacancy
4.80%
Lease Rate
$17.40 /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%
$866,400
Cap Rate 7%
$618,857
Cap Rate 9%
$481,333
Alternative Uses
Best Use
Multifamily LT 5
$618.9K
$541.5K – $722.0K
NOI $43,320 @ 7.0% cap · market cap 9.03%
Second Best
Apartment 5plus
$573.1K
$501.4K – $668.6K
NOI $40,115 @ 7.0% cap · market cap 8.36%
Theoretical Best
Office A
$1.06M
$926.5K – $1.24M
NOI $74,121 @ 7.0% cap · market cap 15.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
75%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
684
Businesses Nearby
Explore this area
Business Placement
Demographics for 93727, CA
83,212
Population
25,919
Households
3.2
Avg Household Size
31
Median Age
24%
College-Educated
84%
High-School Grad
22.0 sq mi
ZIP Area
3,782
Density / Sq Mi
$82,247
Median Household Income
$42,002
Median Earnings
$1,277
Median Rent
$370,300
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?
Quadplex - Four-unit quadplex with one vacant unit and multiple newer HVAC systems, offering flexibility for leasing or owner occupancy.
Where is this quadplex located?
The property is located at 4833 E Lane Avenue 101 Fresno, CA.
What is the asking price?
The asking price for this property is $479,900.
What are key features of this property?
This property features: Four‑unit quadplex built in 1988, with one unit currently vacant and ready for lease or owner occupancy; 75% occupancy now: three tenant‑occupied units plus one vacant unit (unit 203); Unit mix includes unit 101 as 3BR/2BA and remaining units with 2BR and 1–2BA
