Senior Housing Facility with 56
For Sale
$3,400,000
424 County Highway A12, Grenada, CA 96038
ResidentialIncome, Grenada, CA
Property Size30,000 SF
Lot Size6.50 Acres
Price / SF$113.33
Days on Market563
Property Features for 424 County Highway A12
General Information
Property type
Commercial Sale
Property subtype
Other
Exterior features
PavedDriveway, PropaneTankOwned
Appliances
Dryer, Dishwasher, Disposal, Microwave, Range, Refrigerator, Washer
Lot features
Flat
View
Mountains, Hills
Subdivision
Grenada
Standard status
Active
Size
30,000 SF
Lot size
6.50 Acres
Utilities
Utilities
Propane
Sewer type
Public Sewer
Heating system
Propane (Heating)
Cooling system
Central Air, Window Unit(s)
Water source
Public
Building Details
Number of units
56
Flooring type
Vinyl, Laminate
Building materials
WoodSiding
Listing Agency:
John L Scott Siskiyou · John L. Scott
(530) 842-7319
Listed By:
Chris Kutzkey · License #00498725
(530) 598-1941
Added: Feb 21, 2025
Changed: Sep 5
Last Checked: Sep 7 at 12:06PM
MLS# 20250149
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 senior housing property includes a 30,000-square-foot building with 56 rooms, 28 of which have been remodeled for senior occupants. The improvements include a grand entrance, substantial dining area, day spa, video center, offices, and an updated commercial kitchen. Improved rooms include private bathrooms, electric heating and air conditioning, and a combination of laminate and vinyl flooring. The building has also accommodated motel, restaurant, and lounge uses over time.
The structure occupies approximately 1 acre within the 6.5-acre property. Paved parking, a propane tank, public water, and public sewer are in place. The site is near the I-5 interchange and includes open areas that have been used for parking. A preliminary parcel map identifies 4 proposed parcels, while the balance of the property provides additional land beyond the existing building footprint.
The structure occupies approximately 1 acre within the 6.5-acre property. Paved parking, a propane tank, public water, and public sewer are in place. The site is near the I-5 interchange and includes open areas that have been used for parking. A preliminary parcel map identifies 4 proposed parcels, while the balance of the property provides additional land beyond the existing building footprint.
Key Highlights
- 30,000‑square‑foot building on a 6.5‑acre property
- 56 rooms, including 28 remodeled rooms used for senior occupants
- Grand entry, dining facility, day spa, video center, offices, and updated commercial kitchen
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
$245,817
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
7.23%
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%
$4,916,340
$4.9M
Cap Rate 7%
$3,511,671
$3.5M
Cap Rate 9%
$2,731,300
$2.7M
Market Conditions
NOI Build-Up for 30,000 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
$468.0K $15.60/SF
− Vacancy
−$21.1K −$0.70/SF
EGI
$446.9K $14.90/SF
− OpEx
−$201.1K −$6.70/SF
NOI
$245.8K $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%
$4,916,340
Cap Rate 7%
$3,511,671
Cap Rate 9%
$2,731,300
Alternative Uses
Best Use
Apartment 5plus
$3.51M
$3.07M – $4.10M
NOI $245,817 @ 7.0% cap · market cap 7.23%
Second Best
Hotel Hospitality
$2.31M
$2.02M – $2.69M
NOI $161,381 @ 7.0% cap · market cap 4.75%
Theoretical Best
Office A
$8.83M
$7.72M – $10.30M
NOI $617,760 @ 7.0% cap · market cap 18.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
23
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 96038, CA
586
Population
254
Households
2.3
Avg Household Size
46
Median Age
20%
College-Educated
95%
High-School Grad
18.3 sq mi
ZIP Area
32
Density / Sq Mi
$58,787
Median Household Income
$25,677
Median Earnings
$941
Median Rent
$329,300
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Senior housing / Retirement Home - Existing improvements include resident rooms, dining, wellness, office, and food-service areas on a large commercial site.
Where is this senior housing / retirement home located?
The property is located at 424 County Highway A12 Grenada, CA.
What is the asking price?
The asking price for this property is $3,400,000.
What are key features of this property?
This property features: 30,000‑square‑foot building on a 6.5‑acre property; 56 rooms, including 28 remodeled rooms used for senior occupants; Grand entry, dining facility, day spa, video center, offices, and updated commercial kitchen
