Mountain Lodge Resort with
For Sale
$2,950,000
1699 Nelson Drive, Springville, CA 93265
Commercial Sale, Springville, CA
Property Size10,753 SF
Lot Size3.44 Acres
Price / SF$274.34
Days on Market447
Property Features for 1699 Nelson Drive
General Information
Property type
Commercial Sale
Property subtype
Other
Bedrooms
11
Bathrooms
15
Full bathrooms
15
Rooms
Bathroom 2, Bedroom 4, Bathroom 9, Bathroom 7, Bedroom 3, Bedroom 11, Bathroom 12, Bathroom 1, Bathroom 5, Bathroom 15, Bathroom 4, Bedroom 10, Bedroom 1, Bathroom 11, Bedroom 7, Bathroom 6, Bathroom 8, Bedroom 2, Bathroom 13, Bathroom 3, Bathroom 14, Bedroom 9, Bathroom 10, Bedroom 8, Bedroom 6, Bedroom 5
High school district
000000
Standard status
Active
Size
10,753 SF
Lot size
3.44 Acres
Listing Agency:
California Outdoor Properties
(707) 455-4444
Listed By:
Ed Perry · License #DRE#02083581
(707) 455-4444
Added: Jun 10, 2025
Changed: Aug 29
Last Checked: Aug 30 at 4:06PM
MLS# 11555918
Copyright © 2026 My State MLS. 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.
Camp Nelson Lodge is a mountain hospitality property spanning 3.44 acres with 10,753 square feet of improvements. The main lodge includes a vintage-style diner, formal dining room, commercial kitchen, and a large lounge with two fireplaces, a bandstand, dance floor, and conversation areas. A master suite opens toward an expansive deck and landscaped lawn with mountain views.
A separate two-story guesthouse contains 10 individually themed suites, each with a private bath and veranda. The property is currently used for short-term vacation lodging and offers 11 bedrooms and 15 bathrooms across the listed spaces. Outdoor recreation in the surrounding area includes access to the Giant Sequoia National Monument, Golden Trout Wilderness, and Kern River headwaters, along with seasonal hiking, biking, swimming, fishing, snowshoeing, cross-country skiing, and sledding.
A separate two-story guesthouse contains 10 individually themed suites, each with a private bath and veranda. The property is currently used for short-term vacation lodging and offers 11 bedrooms and 15 bathrooms across the listed spaces. Outdoor recreation in the surrounding area includes access to the Giant Sequoia National Monument, Golden Trout Wilderness, and Kern River headwaters, along with seasonal hiking, biking, swimming, fishing, snowshoeing, cross-country skiing, and sledding.
Key Highlights
- 3.44‑acre mountain hospitality property with 10,753 square feet of improvements
- Separate two‑story guesthouse with 10 themed suites, private baths, and verandas
- Main lodge includes a diner, dining room, commercial kitchen, and event lounge
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
$228,636
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
7.75%
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%
$4,572,720
$4.6M
Cap Rate 7%
$3,266,229
$3.3M
Cap Rate 9%
$2,540,400
$2.5M
Market Conditions
NOI Build-Up for 10,753 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
$322.6K $30.00/SF
− Vacancy
−$17.7K −$1.65/SF
EGI
$304.8K $28.35/SF
− OpEx
−$76.2K −$7.09/SF
NOI
$228.6K $21.26/SF
Area
Tulare County, CA
Vacancy
5.50%
Lease Rate
$30.00 /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%
$4,572,720
Cap Rate 7%
$3,266,229
Cap Rate 9%
$2,540,400
Alternative Uses
Best Use
Specialty Retail
$3.27M
$2.86M – $3.81M
NOI $228,636 @ 7.0% cap · market cap 7.75%
Second Best
Hotel Hospitality
$963.2K
$842.8K – $1.12M
NOI $67,421 @ 7.0% cap · market cap 2.29%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
33
Businesses Nearby
Explore this area
Business Placement
Demographics for 93265, CA
4,117
Population
1,901
Households
2.2
Avg Household Size
50
Median Age
43%
College-Educated
96%
High-School Grad
389.7 sq mi
ZIP Area
11
Density / Sq Mi
$103,672
Median Household Income
$61,302
Median Earnings
$440,800
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Resort - Mountain hospitality property with dining, event, and short-term lodging improvements across a wooded California setting.
Where is this resort located?
The property is located at 1699 Nelson Drive Springville, CA.
What is the asking price?
The asking price for this property is $2,950,000.
What are key features of this property?
This property features: 3.44‑acre mountain hospitality property with 10,753 square feet of improvements; Separate two‑story guesthouse with 10 themed suites, private baths, and verandas; Main lodge includes a diner, dining room, commercial kitchen, and event lounge
