Triplex with Community
For Sale
$345,000
407-411 High Street, Fort Jones, CA 96032
ResidentialIncome, Fort Jones, CA
Property Size2,900 SF
Lot Size0.44 Acres
Price / SF$118.97
Days on Market321
Property Features for 407-411 High Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
4
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 3, Bedroom 4, Bedroom 2, Bathroom 3, Bathroom 1, Bedroom 1, Bathroom 2
Parking features
Carport
Patio and Porch features
Deck
Exterior features
Deck, GravelDriveway, Landscaping, Storage
Appliances
Oven, Range, Refrigerator
Lot features
Flat, Gentle Sloping, Lawn
Subdivision
Fort Jones
Standard status
Active
Size
2,900 SF
Lot size
0.44 Acres
Utilities
Sewer type
Public Sewer
Heating system
Baseboard, Electric (Heating)
Water source
Public
Amenities
coin-op laundry
exterior storage closets
Building Details
Number of units
3
Flooring type
Carpet, Vinyl
Building materials
T111Siding
Roof type
Composition
Additional Structures
Storage
Listing Agency:
Coldwell Banker-Mtn Gate Properties · Coldwell Banker Real Estate
(530) 926-5236
Listed By:
Shauna Wilson · License #01345637
(530) 340-0067
Added: Oct 28, 2025
Changed: Sep 13
Last Checked: Sep 13 at 7:06AM
MLS# 20251209
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 2,900-square-foot triplex at 407-411 High Street includes three residential units: two one-bedroom, one-bath apartments below and a two-bedroom, one-bath apartment upstairs. The property sits on a 0.44-acre lot and includes a carport, three exterior storage closets, and a shared coin-operated laundry area. Deck space, landscaping, and a gravel driveway provide additional site features.
The property is in Fort Jones, within walking distance of the post office, stores, and restaurants. Public water and sewer serve the property. Interior features include carpet and vinyl flooring, electric baseboard heat, and kitchens equipped with ovens, ranges, and refrigerators. Composition roofing and T1-11 siding complete the primary building improvements.
The property is in Fort Jones, within walking distance of the post office, stores, and restaurants. Public water and sewer serve the property. Interior features include carpet and vinyl flooring, electric baseboard heat, and kitchens equipped with ovens, ranges, and refrigerators. Composition roofing and T1-11 siding complete the primary building improvements.
Key Highlights
- 2,900‑square‑foot triplex on a 0.44‑acre lot
- Two 1‑bedroom, 1‑bath units on the lower level
- One 2‑bedroom, 1‑bath unit on the upper level
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
$25,652
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
7.44%
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%
$513,040
$513.0K
Cap Rate 7%
$366,457
$366.5K
Cap Rate 9%
$285,022
$285.0K
Market Conditions
NOI Build-Up for 2,900 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
$38.3K $13.20/SF
− Vacancy
−$1.6K −$0.56/SF
EGI
$36.6K $12.64/SF
− OpEx
−$11.0K −$3.79/SF
NOI
$25.7K $8.85/SF
Area
Siskiyou County, CA
Vacancy
4.27%
Lease Rate
$13.20 /SF/Yr
Expense Ratio
30.00%
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%
$513,040
Cap Rate 7%
$366,457
Cap Rate 9%
$285,022
Alternative Uses
Best Use
Multifamily LT 5
$366.5K
$320.7K – $427.5K
NOI $25,652 @ 7.0% cap · market cap 7.44%
Second Best
Apartment 5plus
$339.5K
$297.0K – $396.0K
NOI $23,762 @ 7.0% cap · market cap 6.89%
Theoretical Best
Office A
$853.1K
$746.5K – $995.3K
NOI $59,717 @ 7.0% cap · market cap 17.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
96
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
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Triplex - Three-unit property with two lower-level one-bedroom apartments and one upper-level two-bedroom apartment.
Where is this triplex located?
The property is located at 407-411 High Street Fort Jones, CA.
What is the asking price?
The asking price for this property is $345,000.
What are key features of this property?
This property features: 2,900‑square‑foot triplex on a 0.44‑acre lot; Two 1‑bedroom, 1‑bath units on the lower level; One 2‑bedroom, 1‑bath unit on the upper level
