Two-Unit Duplex with Private
For Sale
$299,900
Pending
736 E Andrews Ave, Fresno, CA 93704
Two residential units feature matching two-bedroom layouts, private access, and shaded outdoor areas.
Property Size1,772 SF
Days on Market22
Property Features for 736 E Andrews Ave
General Information
Standard status
Pending
Size
1,772 SF
Property subtype
Residential Income
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Amenities
fireplace
brick patio
Building Details
Buildings
1
Listing Agency:
Real Broker
(559) 435-9999
Listed By:
Darin Zuber
(559) 435-4444
Source:
Exprealty
Added: Aug 28
Changed: Sep 6
Last Checked: Sep 16 at 10:22PM
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 Real Broker
Investment Insights
Based on property information with market context.
This 1772-square-foot duplex contains two separate residential units, each arranged with two bedrooms and one bathroom. Private entrances serve the units, which offer spacious interiors and comparable floor plans. The first residence includes hardwood flooring, a fireplace, built-in shelving, a dining area, and a broad galley kitchen with substantial cabinet and counter space. A brick patio adds outdoor entry space, while the rear yard connects conveniently to the garage.
The second unit follows a similar layout and includes its own backyard with lawn and tree cover. Mature landscaping, a raised front lawn, and established trees contribute to the property's exterior setting. The address is 736 E Andrews Ave, Fresno, CA.
The second unit follows a similar layout and includes its own backyard with lawn and tree cover. Mature landscaping, a raised front lawn, and established trees contribute to the property's exterior setting. The address is 736 E Andrews Ave, Fresno, CA.
Key Highlights
- Two‑unit duplex with 1772 square feet
- Each unit offers 2 bedrooms and 1 bathroom
- Separate entrances provide independent access to both residences
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
$23,209
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
7.74%
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%
$464,180
$464.2K
Cap Rate 7%
$331,557
$331.6K
Cap Rate 9%
$257,878
$257.9K
Market Conditions
NOI Build-Up for 1,772 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
$35.1K $19.80/SF
− Vacancy
−$1.9K −$1.09/SF
EGI
$33.2K $18.71/SF
− OpEx
−$9.9K −$5.61/SF
NOI
$23.2K $13.10/SF
Area
Fresno, CA
Vacancy
5.50%
Lease Rate
$19.80 /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%
$464,180
Cap Rate 7%
$331,557
Cap Rate 9%
$257,878
Alternative Uses
Best Use
Multifamily LT 5
$331.6K
$290.1K – $386.8K
NOI $23,209 @ 7.0% cap · market cap 7.74%
Second Best
Apartment 5plus
$290.5K
$254.2K – $338.9K
NOI $20,332 @ 7.0% cap · market cap 6.78%
Theoretical Best
Office A
$522.2K
$456.9K – $609.2K
NOI $36,553 @ 7.0% cap · market cap 12.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
714
Businesses Nearby
Explore this area
Business Placement
Demographics for 93704, CA
28,573
Population
12,165
Households
2.3
Avg Household Size
38
Median Age
35%
College-Educated
90%
High-School Grad
5.4 sq mi
ZIP Area
5,291
Density / Sq Mi
$69,659
Median Household Income
$45,965
Median Earnings
$1,392
Median Rent
$366,000
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Duplex - Two residential units feature matching two-bedroom layouts, private access, and shaded outdoor areas.
Where is this duplex located?
The property is located at 736 E Andrews Ave Fresno, CA.
What is the asking price?
The asking price for this property is $299,900.
What are key features of this property?
This property features: Two‑unit duplex with 1772 square feet; Each unit offers 2 bedrooms and 1 bathroom; Separate entrances provide independent access to both residences
