Updated Duplex With Two
For Sale
$778,000
5358 W Clinton Avenue, Fresno, CA 93722
Multi Family, Fresno, CA
Property Size3,397 SF
Lot Size0.80 Acres
Price / SF$229.03
Days on Market139
Property Features for 5358 W Clinton Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
5
Bathrooms
4
Full bathrooms
4
Rooms
Bathroom 2, Bedroom 2, Bedroom 3, Bedroom 5, Bathroom 1, Bedroom 4, Bedroom 1, Bathroom 3, Bathroom 4
Exterior features
Stucco, Metal
High school district
Central Unified
Directions
Hwy 99 going South take Clinton exit, head West, pass Cornelia. House is on the right.
Subdivision
722
Standard status
Active
APN
31284124
Size
3,397 SF
Lot size
0.80 Acres
Amenities
laundry rooms
covered patio
BBQ area
pergola
Building Details
Year built
2000
Floors in Building
1
Number of units
2
Roof type
Composition
Listing Agency:
Century 21 Select Real Estate · Century 21 Real Estate
(559) 432-1221
Listed By:
Suzanne Miranda
(559) 970-6634
Added: Apr 21
Changed: Sep 5
Last Checked: Sep 6 at 9:06AM
MLS# 647809
Copyright © 2026 Fresno Association of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This duplex property includes two maintained residences on one parcel. The primary home has three bedrooms, two full bathrooms, multiple living and dining areas, a kitchen with granite counters, stainless steel appliances, a breakfast bar, and substantial cabinetry. French doors open to a covered patio and a pergola with a dedicated BBQ area. New carpeting, synthetic lawn, desert landscaping, and a two-car garage add practical improvements.
The second residence has its own address, two bedrooms, two bathrooms, laundry facilities, a large living room, quartz countertops, new carpeting, a one-car garage, and front and rear yards. Both homes include dedicated laundry rooms. The property is located in Fresno near Highway 99, shopping, dining, and everyday amenities.
The second residence has its own address, two bedrooms, two bathrooms, laundry facilities, a large living room, quartz countertops, new carpeting, a one-car garage, and front and rear yards. Both homes include dedicated laundry rooms. The property is located in Fresno near Highway 99, shopping, dining, and everyday amenities.
Key Highlights
- Two residences on one property, including a primary home and a second home with its own private address
- Primary residence includes 3 bedrooms, 2 full bathrooms, and a possible 4th bedroom or office
- Second residence features 2 bedrooms and 2 bathrooms
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
$39,514
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
5.08%
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%
$790,280
$790.3K
Cap Rate 7%
$564,486
$564.5K
Cap Rate 9%
$439,044
$439.0K
Market Conditions
NOI Build-Up for 3,397 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
$59.1K $17.40/SF
− Vacancy
−$2.7K −$0.78/SF
EGI
$56.4K $16.62/SF
− OpEx
−$16.9K −$4.99/SF
NOI
$39.5K $11.63/SF
Area
ZIP 93722
Vacancy
4.50%
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%
$790,280
Cap Rate 7%
$564,486
Cap Rate 9%
$439,044
Alternative Uses
Best Use
Multifamily LT 5
$564.5K
$493.9K – $658.6K
NOI $39,514 @ 7.0% cap · market cap 5.08%
Second Best
Apartment 5plus
$506.3K
$443.0K – $590.7K
NOI $35,440 @ 7.0% cap · market cap 4.56%
Theoretical Best
Office A
$724.0K
$633.5K – $844.6K
NOI $50,678 @ 7.0% cap · market cap 6.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
101
Businesses Nearby
Explore this area
Business Placement
Demographics for 93722, CA
87,364
Population
27,615
Households
3.2
Avg Household Size
32
Median Age
23%
College-Educated
83%
High-School Grad
19.3 sq mi
ZIP Area
4,527
Density / Sq Mi
$77,335
Median Household Income
$41,364
Median Earnings
$1,529
Median Rent
$350,700
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?
Duplex - Separate living quarters provide private addresses, garages, laundry rooms, and flexible indoor-outdoor living areas.
Where is this duplex located?
The property is located at 5358 W Clinton Avenue Fresno, CA.
What is the asking price?
The asking price for this property is $778,000.
What are key features of this property?
This property features: Two residences on one property, including a primary home and a second home with its own private address; Primary residence includes 3 bedrooms, 2 full bathrooms, and a possible 4th bedroom or office; Second residence features 2 bedrooms and 2 bathrooms
