Two-Tenant Retail
For Sale
Contact for pricing
608 4th St, Clovis, CA 93612
Historic commercial space in Old Town Clovis is fully leased to a coffee shop and sewing-services operator.
Property Size1,759 SF
Lot Size0.05 Acres
Price / SF$252.98
Days on Market158
Property Features for 608 4th St
General Information
Standard status
Active
Size
1,759 SF
Lot size
0.05 Acres
Property subtype
Retail
Occupancy
100%
Net Operating Income
$18,825
Additional Details
Gross Income
$45,573
Building Details
Year Built
1930
Buildings
1
Tenancy
Multi
Listing Agency:
RC Commercial
(559) 448-1500
Listed By:
Derek Feramisco · License #CA 01427540
Source:
Crexi
Added: Mar 27
Changed: Aug 30
Last Checked: Aug 30 at 1:32PM
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 RC Commercial
Investment Insights
Based on property information with market context.
Positioned at 608 4th St in Clovis, this 1,759 SF retail building dates to 1930 and occupies a .05-acre lot. The property is configured for two occupants, with a coffee shop and a sewing-services business in place. Its small footprint and established tenant configuration provide a straightforward commercial layout.
The building is located in Old Town Clovis along 4th Street, within a walkable commercial area that includes restaurants, boutiques, and nightlife. The surrounding district also hosts farmers’ markets, wine walks, and special events. Both tenant leases extend through 2/28/28, and the property is 100% leased.
The building is located in Old Town Clovis along 4th Street, within a walkable commercial area that includes restaurants, boutiques, and nightlife. The surrounding district also hosts farmers’ markets, wine walks, and special events. Both tenant leases extend through 2/28/28, and the property is 100% leased.
Key Highlights
- 1,759 SF retail building constructed in 1930
- Two‑tenant configuration with a coffee shop and sewing‑services business
- 100% leased to two occupants
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
$26,644
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
5.99%
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%
$532,880
$532.9K
Cap Rate 7%
$380,629
$380.6K
Cap Rate 9%
$296,044
$296.0K
Market Conditions
NOI Build-Up for 1,759 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
$38.0K $21.60/SF
− Vacancy
−$2.5K −$1.40/SF
EGI
$35.5K $20.20/SF
− OpEx
−$8.9K −$5.05/SF
NOI
$26.6K $15.15/SF
Area
Clovis, CA
Vacancy
6.50%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
25.00%
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%
$532,880
Cap Rate 7%
$380,629
Cap Rate 9%
$296,044
Alternative Uses
Best Use
Specialty Retail
$380.6K
$333.1K – $444.1K
NOI $26,644 @ 7.0% cap · market cap 5.99%
Second Best
Retail
$341.7K
$299.0K – $398.6K
NOI $23,918 @ 7.0% cap · market cap 5.37%
Theoretical Best
Office A
$443.1K
$387.8K – $517.0K
NOI $31,020 @ 7.0% cap · market cap 6.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,471
Businesses Nearby
47k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 86%
Hotels & Casinos 9%
Dining 5%
Bank of America
Shops & Services
12,454 visits/mo
0.3 miles
Valero Energy
Shops & Services
8,238 visits/mo
0.1 miles
America's Tire Store
Shops & Services
4,777 visits/mo
0.4 miles
Napa Auto Parts
Shops & Services
4,692 visits/mo
0.1 miles
76
Shops & Services
3,398 visits/mo
0.3 miles
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 Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - Historic commercial space in Old Town Clovis is fully leased to a coffee shop and sewing-services operator.
Where is this storefront property located?
The property is located at 608 4th St Clovis, CA.
What is the asking price?
The asking price for this property is $445,000.
What are key features of this property?
This property features: 1,759 SF retail building constructed in 1930; Two‑tenant configuration with a coffee shop and sewing‑services business; 100% leased to two occupants
