Upgraded Four-Plex with
For Sale
$850,000
Pending
5 E Saginaw, Fresno, CA 93704
Fully upgraded, FHA/VA-eligible four-plex with four townhome-style units and individual carport parking.
Property Size3,840 SF
Days on Market78
Property Features for 5 E Saginaw
General Information
Standard status
Pending
Size
3,840 SF
Property subtype
Multi-Family
Occupancy
100%
Additional Details
Multifamily Units
4
Building Details
Tenancy
Multi
Listing Agency:
Universal Realty Services, Inc
Listed By:
Gautam Atri Contact@GautHome.com · License #02050505
(559) 917-1113
Source:
Findhomesinsandiegoarea
Added: Jun 24
Changed: Sep 8
Last Checked: Sep 8 at 8:25AM
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 Universal Realty Services, Inc
Investment Insights
Based on property information with market context.
This fully upgraded four-plex offers four townhome-style units, each with 3 bedrooms and 1.5 bathrooms. The property is FHA/VA-eligible and includes meaningful upgrades throughout, presenting a clean, modern, and functional living environment. Tenant-paid utilities include electricity, water, and sewer. Individual carport parking adds convenience for residents.
The property is located just north of Dakota and west of Palm in a convenient Fresno lifestyle corridor, with access to Fig Garden Village and nearby shopping, dining, and everyday conveniences along Palm & Shaw. It is also described as moments from Fresno City College and major transportation routes.
Current rents are reported as $2,000 (Unit 101, VA), $2,317 (Unit 102, Section 8), and $1,950 each for Units 201 and 202, for total monthly income of $8,217. Owner expenses listed include insurance ($3,319/yr), landscape ($840/yr), trash ($1,500/yr), pest ($600/yr), and property tax (approximately 1.25% of purchase price). Showings are subject to tenant cooperation, and offers may be submitted subject to inspection.
The property is located just north of Dakota and west of Palm in a convenient Fresno lifestyle corridor, with access to Fig Garden Village and nearby shopping, dining, and everyday conveniences along Palm & Shaw. It is also described as moments from Fresno City College and major transportation routes.
Current rents are reported as $2,000 (Unit 101, VA), $2,317 (Unit 102, Section 8), and $1,950 each for Units 201 and 202, for total monthly income of $8,217. Owner expenses listed include insurance ($3,319/yr), landscape ($840/yr), trash ($1,500/yr), pest ($600/yr), and property tax (approximately 1.25% of purchase price). Showings are subject to tenant cooperation, and offers may be submitted subject to inspection.
Key Highlights
- FHA/VA‑eligible four‑plex built in 1970 with four townhome‑style units
- Each unit offers 3 bedrooms and 1.5 bathrooms with approximately 960 sq ft per unit
- Current monthly rents: $2,000 (Unit 101, VA), $2,317 (Unit 102, Section 8), and $1,950 each (Units 201 and 202)
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
$50,295
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
5.92%
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%
$1,005,900
$1.0M
Cap Rate 7%
$718,500
$718.5K
Cap Rate 9%
$558,833
$558.8K
Market Conditions
NOI Build-Up for 3,840 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
$76.0K $19.80/SF
− Vacancy
−$4.2K −$1.09/SF
EGI
$71.9K $18.71/SF
− OpEx
−$21.6K −$5.61/SF
NOI
$50.3K $13.10/SF
Area
Fresno, CA
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%
$1,005,900
Cap Rate 7%
$718,500
Cap Rate 9%
$558,833
Alternative Uses
Best Use
Multifamily LT 5
$718.5K
$628.7K – $838.3K
NOI $50,295 @ 7.0% cap · market cap 5.92%
Second Best
Apartment 5plus
$629.4K
$550.8K – $734.4K
NOI $44,061 @ 7.0% cap · market cap 5.18%
Theoretical Best
Office A
$1.13M
$990.2K – $1.32M
NOI $79,212 @ 7.0% cap · market cap 9.32%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
4
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
34
Businesses Nearby
Explore this area
Business Placement
Demographics for 93704, CA
28,573
Population
12,165
Households
2.3
Avg Household Size
38
Median Age
35%
College-Educated
90%
High-School Grad
5.4 sq mi
ZIP Area
5,291
Density / Sq Mi
$69,659
Median Household Income
$45,965
Median Earnings
$1,392
Median Rent
$366,000
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 - Fully upgraded, FHA/VA-eligible four-plex with four townhome-style units and individual carport parking.
Where is this quadplex located?
The property is located at 5 E Saginaw Fresno, CA.
What is the asking price?
The asking price for this property is $850,000.
What are key features of this property?
This property features: FHA/VA‑eligible four‑plex built in 1970 with four townhome‑style units; Each unit offers 3 bedrooms and 1.5 bathrooms with approximately 960 sq ft per unit; Current monthly rents: $2,000 (Unit 101, VA), $2,317 (Unit 102, Section 8), and $1,950 each (Units 201 and 202)
