Freestanding Medical Office
For Sale
$399,000
90 Magill Avenue, Fresno, CA 93710
Freestanding office suite with six private rooms, professional waiting area, and private restroom at a major intersection.
Property Size1,488 SF
Price / SF$268.15
Days on Market155
Property Features for 90 Magill Avenue
General Information
Standard status
Active
Size
1,488 SF
Property subtype
Office
Amenities
3
CMX
Building Details
Year Built
2003
Listing Agency:
Realty One Group Action
(559) 930-3468
Listed By:
Harpreet Deol · License #1893138
(559) 930-3468
Source:
Xome
Added: Mar 22
Changed: Aug 12
Last Checked: Aug 23 at 3:14AM
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 Realty One Group Action
Investment Insights
Based on property information with market context.
This nearly 1,500 square foot freestanding office suite is designed for professional services, with a layout that includes six private rooms, a spacious professional waiting area, and a private restroom. The configuration supports multiple uses where patient or client intake and separate offices are important for day-to-day workflow.
The property is located at 90 E Magill Avenue in Fresno, California, at the intersection of Blackstone and Herndon. As a standalone building, it can provide a straightforward arrival experience for clients and staff compared to multi-tenant setups.
For buyers or operators looking for an established interior plan, the room count and waiting area make the space well-suited for medical or dental practices and other service-oriented businesses that require private consultation rooms. The private restroom further supports convenient in-suite operations, making this suite practical for an operator that wants a self-contained footprint within a freestanding building.
The property is located at 90 E Magill Avenue in Fresno, California, at the intersection of Blackstone and Herndon. As a standalone building, it can provide a straightforward arrival experience for clients and staff compared to multi-tenant setups.
For buyers or operators looking for an established interior plan, the room count and waiting area make the space well-suited for medical or dental practices and other service-oriented businesses that require private consultation rooms. The private restroom further supports convenient in-suite operations, making this suite practical for an operator that wants a self-contained footprint within a freestanding building.
Key Highlights
- Zoned CMX commercial space in a freestanding building at Blackstone & Herndon
- Nearly 1,500 sq. ft. layout with a spacious professional waiting area
- Six private rooms for office, medical, dental, or other professional use
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
Healthcare Medical
$289.3K
$253.1K – $337.5K
NOI $20,249 @ 7.0% cap · market cap 5.07%
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
1,915
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 - Freestanding office suite with six private rooms, professional waiting area, and private restroom at a major intersection.
Where is this office units located?
The property is located at 90 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: Zoned CMX commercial space in a freestanding building at Blackstone & Herndon; Nearly 1,500 sq. ft. layout with a spacious professional waiting area; Six private rooms for office, medical, dental, or other professional use
