Small Office Suite for
For Sale
$399,000
90 E Magill Avenue, Fresno, CA 93710
COMMERCIAL - Fresno, CA
Property Size1,488 SF
Lot Size0.08 Acres
Price / SF$268.15
Days on Market103
Property Features for 90 E Magill Avenue
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning description
CMX
Bedrooms
6
Bathrooms
1
Full bathrooms
1
Rooms
Bedroom 5, Bedroom 1, Bathroom 1, Bedroom 2, Bedroom 6, Bedroom 3, Bedroom 4
Directions
Herndon and Blackstone
Subdivision
710
Standard status
Active
APN
40802133
Size
1,488 SF
Lot size
0.08 Acres
Building Details
Year built
2003
Floors in Building
1
Roof type
Flat
Listing Agency:
Realty One Group Action
(559) 631-3300
Listed By:
Harpreet Deol · License #1893138
(408) 377-2700
Added: May 7
Changed: Aug 16
Last Checked: Aug 17 at 7:06AM
MLS# 648473
Copyright © 2026 Fresno Association 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.
This property is a compact office suite offered for sale, totaling 1,488 square feet on a 0.08-acre lot. Designed for professional use, it provides a dedicated space for office operations and presents an opportunity for buyers seeking a manageable property size.
Located at 90 E Magill Avenue in Fresno, CA 93710, the property sits on its own small lot, which can simplify ownership and planning for day-to-day use. The listing is categorized as office units and office spaces, aligning it with straightforward office-user needs.
For prospective tenants and owner-users, this type of size can work well for small professional teams, administrative offices, and other organizations that need a dedicated workspace without the scale of a larger multi-tenant building. For investors, a compact office suite can be attractive when seeking a lower-maintenance footprint and a focused asset profile within a commercial portfolio. Interested parties should confirm current layout details and suitability for their specific operating requirements during due diligence.
Located at 90 E Magill Avenue in Fresno, CA 93710, the property sits on its own small lot, which can simplify ownership and planning for day-to-day use. The listing is categorized as office units and office spaces, aligning it with straightforward office-user needs.
For prospective tenants and owner-users, this type of size can work well for small professional teams, administrative offices, and other organizations that need a dedicated workspace without the scale of a larger multi-tenant building. For investors, a compact office suite can be attractive when seeking a lower-maintenance footprint and a focused asset profile within a commercial portfolio. Interested parties should confirm current layout details and suitability for their specific operating requirements during due diligence.
Key Highlights
- Built in 2003
- Flat roof
- 6 bedrooms and 1 bathroom
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
$22,030
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
5.52%
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%
$440,600
$440.6K
Cap Rate 7%
$314,714
$314.7K
Cap Rate 9%
$244,778
$244.8K
Market Conditions
NOI Build-Up for 1,488 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
$31.2K $21.00/SF
− Vacancy
−$1.9K −$1.26/SF
EGI
$29.4K $19.74/SF
− OpEx
−$7.3K −$4.94/SF
NOI
$22.0K $14.81/SF
Area
Fresno, CA
Vacancy
6.00%
Lease Rate
$21.00 /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%
$440,600
Cap Rate 7%
$314,714
Cap Rate 9%
$244,778
Alternative Uses
Best Use
Office B
$314.7K
$275.4K – $367.2K
NOI $22,030 @ 7.0% cap · market cap 5.52%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$438.5K
$383.7K – $511.6K
NOI $30,694 @ 7.0% cap · market cap 7.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,102
Businesses Nearby
Explore this area
Business Placement
Demographics for 93710, CA
30,552
Population
12,581
Households
2.4
Avg Household Size
32
Median Age
30%
College-Educated
89%
High-School Grad
6.2 sq mi
ZIP Area
4,928
Density / Sq Mi
$62,294
Median Household Income
$32,232
Median Earnings
$1,337
Median Rent
$348,600
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?
Office units - Compact office suite offering a manageable footprint and a straightforward ownership option for small teams or investors.
Where is this office units located?
The property is located at 90 E Magill Avenue Fresno, CA.
What is the asking price?
The asking price for this property is $399,000.
What are key features of this property?
This property features: Built in 2003; Flat roof; 6 bedrooms and 1 bathroom
