Updated Duplex with
For Sale
$595,000
593 West Alamos Avenue, Clovis, CA 93612
Two-unit property with individual garages and alley access near schools, shopping centers, and services.
Property Size2,158 SF
Price / SF$275.72
Days on Market284
Property Features for 593 West Alamos Avenue
General Information
Standard status
Active
Size
2,158 SF
Property subtype
Multi Family / Duplex
Lease Type
Net
Amenities
All units
All Units
Central Heat/Cool
Composition
Stucco
Concrete Perimeter
Building Details
Year Built
1976
Listing Agency:
Guarantee Real Estate
(559) 270-7213
Listed By:
Mark L Gillaspy · License #01797499
(559) 270-7213
Source:
Compass
Added: Nov 20, 2025
Changed: Aug 30
Last Checked: Aug 30 at 12:36PM
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 Guarantee Real Estate
Investment Insights
Based on property information with market context.
This duplex contains two residential units with a 3-bedroom, 2-bath layout and a 2-bedroom, 2-bath layout, totaling 2,158 square feet. The larger unit has received recent updates, and the exterior has been repainted. Both units include their own garages, while alley access supports convenient entry to the property. Central heat and cooling serve the units.
Built in 1976, the property features stucco and composition exterior materials with a concrete perimeter foundation. Its central Clovis setting places the duplex near schools, shopping centers, and everyday services.
Built in 1976, the property features stucco and composition exterior materials with a concrete perimeter foundation. Its central Clovis setting places the duplex near schools, shopping centers, and everyday services.
Key Highlights
- Two‑unit duplex with 3‑bedroom, 2‑bath and 2‑bedroom, 2‑bath layouts
- 2,158 square feet built in 1976
- Larger unit recently updated; exterior recently painted
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
$31,785
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
5.34%
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%
$635,700
$635.7K
Cap Rate 7%
$454,071
$454.1K
Cap Rate 9%
$353,167
$353.2K
Market Conditions
NOI Build-Up for 2,158 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
$47.9K $22.20/SF
− Vacancy
−$2.5K −$1.16/SF
EGI
$45.4K $21.04/SF
− OpEx
−$13.6K −$6.31/SF
NOI
$31.8K $14.73/SF
Area
Clovis, CA
Vacancy
5.22%
Lease Rate
$22.20 /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%
$635,700
Cap Rate 7%
$454,071
Cap Rate 9%
$353,167
Alternative Uses
Best Use
Multifamily LT 5
$454.1K
$397.3K – $529.8K
NOI $31,785 @ 7.0% cap · market cap 5.34%
Second Best
Apartment 5plus
$403.8K
$353.3K – $471.1K
NOI $28,265 @ 7.0% cap · market cap 4.75%
Theoretical Best
Office A
$543.7K
$475.7K – $634.3K
NOI $38,057 @ 7.0% cap · market cap 6.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
777
Businesses Nearby
Explore this area
Business Placement
Demographics for 93612, CA
37,368
Population
14,362
Households
2.6
Avg Household Size
34
Median Age
21%
College-Educated
88%
High-School Grad
6.7 sq mi
ZIP Area
5,577
Density / Sq Mi
$64,079
Median Household Income
$40,460
Median Earnings
$1,410
Median Rent
$311,700
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 - Two-unit property with individual garages and alley access near schools, shopping centers, and services.
Where is this duplex located?
The property is located at 593 West Alamos Avenue Clovis, CA.
What is the asking price?
The asking price for this property is $595,000.
What are key features of this property?
This property features: Two‑unit duplex with 3‑bedroom, 2‑bath and 2‑bedroom, 2‑bath layouts; 2,158 square feet built in 1976; Larger unit recently updated; exterior recently painted
