Renovated Single-Story Multifamily
For Sale
$1,199,000
5180 E Hedges, Fresno, CA 93727
Single-level multifamily asset with garage parking and recent renovations near airport-related businesses and employment hubs.
Property Size5,100 SF
Days on Market203
Property Features for 5180 E Hedges
General Information
Standard status
Active
Size
5,100 SF
Property subtype
Multi Family Home
Building Details
Building Size
5,100 SF
Year Built
1979
Buildings
2
Stories
1
Units
6
Listing Agency:
Brendan Kane Real Estate
(559) 289-0698
Listed By:
Brendan L. Kane · License #01976828
(559) 289-0698
Source:
Coalingamidstaterealty
Added: Jan 21
Changed: Aug 11
Last Checked: Aug 12 at 12:42PM
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 Brendan Kane Real Estate
Investment Insights
Based on property information with market context.
This single-story multifamily property was built in 1979 and has undergone major renovations. The buildings feature pitched roofs, while garage parking is provided for the residential units. Current rents are below market levels, creating an existing rent-positioning consideration for ownership.
Located at 5180 E Hedges in Fresno, the property is near businesses associated with the airport and nearby employment hubs. The combination of renovated improvements, garage parking, and proximity to employment-oriented activity defines the asset’s primary operating characteristics.
Located at 5180 E Hedges in Fresno, the property is near businesses associated with the airport and nearby employment hubs. The combination of renovated improvements, garage parking, and proximity to employment-oriented activity defines the asset’s primary operating characteristics.
Key Highlights
- Major renovations completed at the multifamily property
- Single‑story buildings with pitched roofs
- Garage parking available for the units
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
$54,761
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
4.57%
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%
$1,095,220
$1.1M
Cap Rate 7%
$782,300
$782.3K
Cap Rate 9%
$608,456
$608.5K
Market Conditions
NOI Build-Up for 5,100 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
$104.0K $20.40/SF
− Vacancy
−$4.5K −$0.88/SF
EGI
$99.6K $19.52/SF
− OpEx
−$44.8K −$8.79/SF
NOI
$54.8K $10.74/SF
Area
ZIP 93727
Vacancy
4.30%
Lease Rate
$20.40 /SF/Yr
Expense Ratio
45.00%
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%
$1,095,220
Cap Rate 7%
$782,300
Cap Rate 9%
$608,456
Alternative Uses
Best Use
Apartment 5plus
$782.3K
$684.5K – $912.7K
NOI $54,761 @ 7.0% cap · market cap 4.57%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.45M
$1.26M – $1.69M
NOI $101,183 @ 7.0% cap · market cap 8.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
439
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?
Multifamily property - Single-level multifamily asset with garage parking and recent renovations near airport-related businesses and employment hubs.
Where is this multifamily property located?
The property is located at 5180 E Hedges Fresno, CA.
What is the asking price?
The asking price for this property is $1,199,000.
What are key features of this property?
This property features: Major renovations completed at the multifamily property; Single‑story buildings with pitched roofs; Garage parking available for the units
