Elevator-Served Medical Office
For Sale
$6,400,000
7011 N Howard St, Fresno, CA 93720
Medical office building with multiple exam and procedure areas, expansive reception, and elevator-served floors plus ample parking.
Property Size21,802 SF
Price / SF$293.55
Days on Market98
Property Features for 7011 N Howard St
General Information
Standard status
Active
Size
21,802 SF
Class
Medical Office
Additional Details
Highway Access
Yes
Listing Agency:
Rod Aluisi Real Estate
(559) 647-1301
Listed By:
Rod Aluisi · License #00609432
(559) 647-1301
Source:
Exprealty
Added: May 5
Changed: Jul 10
Last Checked: Aug 10 at 8:26AM
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 Rod Aluisi Real Estate
Investment Insights
Based on property information with market context.
This medical office building is professionally designed for clinical and patient-facing use, with multiple exam rooms, procedure areas, and dedicated offices. The layout also includes a large reception and waiting area to support high-touch patient flow. Elevator-served floors add convenience for patients and staff, and the floor plan is flexible for multi-tenant or single-user medical operations.
The building is located at 7011 N Howard St in Fresno and offers visibility from Highway 41. It is described as being close to Saint Agnes Hospital and within reach of the region’s top healthcare providers, with additional nearby retail amenities.
The property is well suited for owner-user medical groups, including surgical and specialty practices, as well as institutional or private investors seeking a healthcare-oriented asset. Onsite parking is a key feature, including covered basement parking for physicians. For operators looking for a purpose-built environment with exam and procedure spaces, reception, and elevator access across floors, this building provides a functional setup for a range of medical tenants.
The building is located at 7011 N Howard St in Fresno and offers visibility from Highway 41. It is described as being close to Saint Agnes Hospital and within reach of the region’s top healthcare providers, with additional nearby retail amenities.
The property is well suited for owner-user medical groups, including surgical and specialty practices, as well as institutional or private investors seeking a healthcare-oriented asset. Onsite parking is a key feature, including covered basement parking for physicians. For operators looking for a purpose-built environment with exam and procedure spaces, reception, and elevator access across floors, this building provides a functional setup for a range of medical tenants.
Key Highlights
- Medical office building with multiple exam rooms and procedure areas, plus offices, large reception, and waiting area
- Elevator‑served floors for patient convenience
- Ample onsite parking, including covered basement parking for physicians
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
$224,709
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
3.51%
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%
$4,494,180
$4.5M
Cap Rate 7%
$3,210,129
$3.2M
Cap Rate 9%
$2,496,767
$2.5M
Market Conditions
NOI Build-Up for 21,802 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
$366.3K $16.80/SF
− Vacancy
−$66.7K −$3.06/SF
EGI
$299.6K $13.74/SF
− OpEx
−$74.9K −$3.44/SF
NOI
$224.7K $10.31/SF
Area
ZIP 93720
Vacancy
18.20%
Lease Rate
$16.80 /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%
$4,494,180
Cap Rate 7%
$3,210,129
Cap Rate 9%
$2,496,767
Alternative Uses
Best Use
Office B
$3.21M
$2.81M – $3.75M
NOI $224,709 @ 7.0% cap · market cap 3.51%
Second Best
Healthcare Medical
$3.05M
$2.67M – $3.56M
NOI $213,799 @ 7.0% cap · market cap 3.34%
Theoretical Best
Office A
$4.49M
$3.93M – $5.24M
NOI $314,577 @ 7.0% cap · market cap 4.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
2,397
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 93720, CA
47,814
Population
19,738
Households
2.4
Avg Household Size
39
Median Age
47%
College-Educated
95%
High-School Grad
10.4 sq mi
ZIP Area
4,598
Density / Sq Mi
$103,636
Median Household Income
$56,888
Median Earnings
$1,990
Median Rent
$457,800
Median Home Value
Market
Vacancy Rate% for Office in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Dr. Rick Constantino — 93 E Sierra Ave, Fresno, CA 93710
- Fresno Veterinary Specialty and Emergency Center — 6606 N Blackstone Ave, Fresno, CA 93710
- Sierra View Animal Hospital — 93 E Sierra Ave, Fresno, CA 93710
- Veterinary Dental Specialties and Oral Surgery — 6606 N Blackstone Ave, Fresno, CA 93710
- Banfield Pet Hospital — 7512 N Blackstone Ave, Fresno, CA 93720
Frequently Asked Questions
What type of property is this?
Medical Office Space - Medical office building with multiple exam and procedure areas, expansive reception, and elevator-served floors plus ample parking.
Where is this medical office space located?
The property is located at 7011 N Howard St Fresno, CA.
What is the asking price?
The asking price for this property is $6,400,000.
What are key features of this property?
This property features: Medical office building with multiple exam rooms and procedure areas, plus offices, large reception, and waiting area; Elevator‑served floors for patient convenience; Ample onsite parking, including covered basement parking for physicians
