Remodeled Class A Office
For Sale
Contact for pricing
4685 N Cedar Ave, Fresno, CA 93726
Remodeled office suite with modern amenities and high-traffic location.
Property Size2,407 SF
Price / SF$218.11
Days on Market928
Property Features for 4685 N Cedar Ave
General Information
Standard status
Active
Size
2,407 SF
Property subtype
Office
Zoning
RM-1 (Office Use Allowed)
Building Details
Year Built
1978
Listing Agency:
C21 Commercial
(559) 359-4035
Listed By:
Jared Ennis · License #CA
Source:
Crexi
Added: Feb 14, 2024
Changed: Aug 21
Last Checked: Aug 29 at 3:14PM
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 C21 Commercial
Investment Insights
Based on property information with market context.
This is a fully remodeled "Class A" office suite offering approximately 2,407 square feet. The suite includes 10 rooms: three larger 12' x 14' offices or conference rooms, and seven 8' x 12' offices. It also features a kitchenette, front reception and waiting area, common storage, and restrooms. The property is located at a high-traffic intersection near the Shaw Avenue retail corridor, with proximity to numerous national and local retailers. Recent remodeling includes new hard-surface flooring, new HVAC systems, energy-efficient features, and LED lighting. The interior and exterior have fresh paint, and there are brand new ADA-compliant restrooms. The property has over 20 outdoor LED lights for nighttime illumination, a new parking lot, and landscaping. On-site private parking is available, in addition to street parking. The location is suitable for various uses, including attorney practices, medical offices, and professional offices. It offers easy access, abundant parking, spacious common restrooms, and direct signage and exposure to Cedar Avenue.
Key Highlights
- Fully remodeled "Class A" office suite with high‑end finishes.
- Prime location at a high‑traffic intersection near the Shaw Ave retail corridor.
- Features 10 rooms: 3 large offices/conference rooms and 7 standard offices.
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
$26,645
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
5.08%
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%
$532,900
$532.9K
Cap Rate 7%
$380,643
$380.6K
Cap Rate 9%
$296,056
$296.1K
Market Conditions
NOI Build-Up for 2,407 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
$43.3K $18.00/SF
− Vacancy
−$7.8K −$3.24/SF
EGI
$35.5K $14.76/SF
− OpEx
−$8.9K −$3.69/SF
NOI
$26.6K $11.07/SF
Area
ZIP 93726
Vacancy
18.00%
Lease Rate
$18.00 /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%
$532,900
Cap Rate 7%
$380,643
Cap Rate 9%
$296,056
Alternative Uses
Best Use
Office B
$380.6K
$333.1K – $444.1K
NOI $26,645 @ 7.0% cap · market cap 5.08%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$499.1K
$436.7K – $582.3K
NOI $34,938 @ 7.0% cap · market cap 6.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
987
Businesses Nearby
Explore this area
Business Placement
Demographics for 93726, CA
42,366
Population
15,744
Households
2.7
Avg Household Size
31
Median Age
17%
College-Educated
78%
High-School Grad
6.4 sq mi
ZIP Area
6,620
Density / Sq Mi
$51,913
Median Household Income
$31,697
Median Earnings
$1,254
Median Rent
$271,800
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 - Remodeled office suite with modern amenities and high-traffic location.
Where is this office units located?
The property is located at 4685 N Cedar Ave Fresno, CA.
What is the asking price?
The asking price for this property is $525,000.
What are key features of this property?
This property features: Fully remodeled "Class A" office suite with high‑end finishes.; Prime location at a high‑traffic intersection near the Shaw Ave retail corridor.; Features 10 rooms: 3 large offices/conference rooms and 7 standard offices.
