Equestrian Property with Pole
For Sale
$490,000
124 Chaparral, Fort Jones, CA 96032
ResidentialIncome, Fort Jones, CA
Property Size3,000 SF
Lot Size13.47 Acres
Price / SF$163.33
Days on Market94
Property Features for 124 Chaparral
General Information
Property type
Residential Multi Family
Property subtype
Other
Bathrooms
1
Full bathrooms
1
Rooms
Bathroom 1
Parking features
RV, Garage
Exterior features
GravelDriveway, OutBuildings, Storage, Shed
Fencing
Fenced
Subdivision
Sandhill Acres
Lot features
Flat, Gentle Sloping
View
Valley, Hills
Standard status
Active
Size
3,000 SF
Lot size
13.47 Acres
Utilities
Water source
Well
Water front features
Creek
Water front
1
Building Details
Number of units
4
Building materials
MetalSiding
Roof type
Metal
Additional Structures
Outbuilding, Storage, Shed(s)
Listing Agency:
CENTURY 21 ADVANTAGE · Century 21 Real Estate
(530) 926-2100
Listed By:
Lesley Jones · License #01394761
(530) 340-0523
Added: Jun 15
Changed: Sep 13
Last Checked: Sep 16 at 7:06PM
MLS# 20260797
Copyright © 2026 Siskiyou 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 equestrian property encompasses 13.47 acres with two large shops, a 7,200-square-foot pole barn, and a shed row containing 7 stalls. The stalls are currently used for horses and storage, while the shed row could be enclosed for additional utility. A shed, gravel driveway, metal siding, metal roofing, garage, and RV parking add practical improvements. The property is fenced and includes a bathroom.
Water service includes a productive well and access to a community water system. A creek crosses the property, and elevated ground provides views across the valley. The acreage is level and usable, with existing outbuildings supporting equestrian activities, storage, and other permitted applications.
Water service includes a productive well and access to a community water system. A creek crosses the property, and elevated ground provides views across the valley. The acreage is level and usable, with existing outbuildings supporting equestrian activities, storage, and other permitted applications.
Key Highlights
- 13.47‑acre equestrian property
- 7,200‑square‑foot pole barn
- Shed row with 7 horse stalls
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
$24,582
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
5.02%
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%
$491,640
$491.6K
Cap Rate 7%
$351,171
$351.2K
Cap Rate 9%
$273,133
$273.1K
Market Conditions
NOI Build-Up for 3,000 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
$46.8K $15.60/SF
− Vacancy
−$2.1K −$0.70/SF
EGI
$44.7K $14.90/SF
− OpEx
−$20.1K −$6.70/SF
NOI
$24.6K $8.19/SF
Area
Siskiyou County, CA
Vacancy
4.50%
Lease Rate
$15.60 /SF/Yr
Expense Ratio
45.00%
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%
$491,640
Cap Rate 7%
$351,171
Cap Rate 9%
$273,133
Alternative Uses
Best Use
Apartment 5plus
$351.2K
$307.3K – $409.7K
NOI $24,582 @ 7.0% cap · market cap 5.02%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$882.5K
$772.2K – $1.03M
NOI $61,776 @ 7.0% cap · market cap 12.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
4
Businesses Nearby
Explore this area
Business Placement
Demographics for 96032, CA
2,593
Population
1,361
Households
1.9
Avg Household Size
46
Median Age
21%
College-Educated
92%
High-School Grad
519.6 sq mi
ZIP Area
5
Density / Sq Mi
$69,953
Median Household Income
$43,423
Median Earnings
$1,168
Median Rent
$292,800
Median Home Value
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Frequently Asked Questions
What type of property is this?
Horse & equestrian property - Fenced acreage includes horse stalls, substantial outbuildings, water access, and a creek.
Where is this horse & equestrian property located?
The property is located at 124 Chaparral Fort Jones, CA.
What is the asking price?
The asking price for this property is $490,000.
What are key features of this property?
This property features: 13.47‑acre equestrian property; 7,200‑square‑foot pole barn; Shed row with 7 horse stalls
