Mixed-Use Office Building with
For Sale
$435,000
Pending
610 W 7th St., Hanford, CA 93230
SINGLE_FAMILY - Hanford, CA
Property Size2,964 SF
Lot Size0.17 Acres
Days on Market241
Property Features for 610 W 7th St.
General Information
Property type
Residential
Property subtype
Office
Interior features
Private Bathrooms, Extra Storage, Meeting Facilities
Directions
From 198, North on 11th Ave, Right on 7th St, property is immediately on your left. North Side of 7th st
Subdivision
North East Hanford
Standard status
Pending
APN
012061007
Size
2,964 SF
Lot size
0.17 Acres
Building Details
Additional Structures
Storage
Listing Agency:
Keller Williams Realty Antelope Valley
Listed By:
Thomas A Curtiss
(559) 309-9859
Added: Dec 23, 2025
Changed: Jun 3
Last Checked: Aug 21 at 10:06PM
MLS# 233351
Copyright © 2026 Kings County Board 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.
610 W 7th St is a 2,964 SF mixed-use commercial building on a 7,500 SF lot with Downtown Mixed-Use zoning. Built in 1963, the property is arranged with seven private office spaces, a conference room, a secured foyer area, ample flexible-use space, and a large amount of on-site storage.
The property is located in downtown Hanford and includes private parking, providing practical convenience for both staff and clients. The building will soon be vacant, which may support immediate occupancy or lease-up.
This configuration is a straightforward fit for professional, medical, financial, or administrative office use, with enough flexible space to accommodate changing departmental needs. As of the listing, market rents are estimated at approximately $1.10/SF on an NNN basis, supporting an estimated annual NOI of $37,560 and an approximate 8.6% cap rate, with a buyer to verify all figures. The centrally located downtown setting and office-oriented layout make it well-suited for an owner-user or an investor looking for a centrally located commercial asset. Contact the listing broker for a private showing or additional details.
The property is located in downtown Hanford and includes private parking, providing practical convenience for both staff and clients. The building will soon be vacant, which may support immediate occupancy or lease-up.
This configuration is a straightforward fit for professional, medical, financial, or administrative office use, with enough flexible space to accommodate changing departmental needs. As of the listing, market rents are estimated at approximately $1.10/SF on an NNN basis, supporting an estimated annual NOI of $37,560 and an approximate 8.6% cap rate, with a buyer to verify all figures. The centrally located downtown setting and office-oriented layout make it well-suited for an owner-user or an investor looking for a centrally located commercial asset. Contact the listing broker for a private showing or additional details.
Key Highlights
- 2,964 SF mixed‑use commercial building at 610 W 7th St in downtown Hanford on a 7,500 SF lot
- Layout includes 7 private office spaces plus a conference room and secured foyer area
- Ample flexible‑use space with a large amount of on‑site storage and extra storage
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
$30,011
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
6.90%
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%
$600,220
$600.2K
Cap Rate 7%
$428,729
$428.7K
Cap Rate 9%
$333,456
$333.5K
Market Conditions
NOI Build-Up for 2,964 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
$53.4K $18.00/SF
− Vacancy
−$5.3K −$1.80/SF
EGI
$48.0K $16.20/SF
− OpEx
−$18.0K −$6.07/SF
NOI
$30.0K $10.13/SF
Area
Kings County, CA
Vacancy
10.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
37.50%
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%
$600,220
Cap Rate 7%
$428,729
Cap Rate 9%
$333,456
Alternative Uses
Best Use
Office B
$578.5K
$506.2K – $674.9K
NOI $40,494 @ 7.0% cap · market cap 9.31%
Second Best
Mixed Use
$428.7K
$375.1K – $500.2K
NOI $30,011 @ 7.0% cap · market cap 6.90%
Theoretical Best
Healthcare Medical
$936.4K
$819.4K – $1.09M
NOI $65,551 @ 7.0% cap · market cap 15.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
7
Office units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,841
Businesses Nearby
Explore this area
Business Placement
Demographics for 93230, CA
68,412
Population
23,149
Households
3
Avg Household Size
34
Median Age
17%
College-Educated
81%
High-School Grad
258.1 sq mi
ZIP Area
265
Density / Sq Mi
$73,558
Median Household Income
$44,074
Median Earnings
$1,208
Median Rent
$321,900
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Mixed-use building with seven private offices, conference space, storage, and private parking for staff and clients.
Where is this mixed-use property located?
The property is located at 610 W 7th St. Hanford, CA.
What is the asking price?
The asking price for this property is $435,000.
What are key features of this property?
This property features: 2,964 SF mixed‑use commercial building at 610 W 7th St in downtown Hanford on a 7,500 SF lot; Layout includes 7 private office spaces plus a conference room and secured foyer area; Ample flexible‑use space with a large amount of on‑site storage and extra storage
