Three-Home Triplex
For Sale
$649,900
11019 Glen Meadow, Grass Valley, CA 95945
Three detached residences offer separate driveways, garages, and outdoor space near downtown Grass Valley.
Property Size2,290 SF
Price / SF$283.80
Days on Market14
Property Features for 11019 Glen Meadow
General Information
Standard status
Active
Size
2,290 SF
Property subtype
Land
Additional Details
Gross Income
$77,400
Multifamily Units
3
Building Details
Year Built
1959
Buildings
3
Tenancy
Multi
Listing Agency:
Lpt Realty, Inc
(916) 622-5341
Listed By:
Inspired Real Estate Group Inc
(916) 622-5341
Source:
Inspiredrealestategroup
Added: Aug 17
Changed: Aug 30
Last Checked: Aug 30 at 6:36AM
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 Lpt Realty, Inc
Investment Insights
Based on property information with market context.
This triplex property comprises three separate residences totaling approximately 2,290 square feet. The primary home measures approximately 1,040 square feet with two bedrooms and one bathroom, along with a detached three-car garage and dedicated RV storage. A second approximately 550-square-foot residence includes an attached two-car garage, while the third home is approximately 750 square feet and has its own driveway and private yard. Recent updates include new roofs on the first two homes, improvements to two water-heating systems, new carpeting, and a refrigerator approximately one year old.
Built in 1959, the property is located near downtown Grass Valley and Condon Park. Separate dwellings, individual driveways, multiple garages, and on-site RV storage provide distinct physical components across the property. The configuration also includes three established residences with existing tenancy.
Built in 1959, the property is located near downtown Grass Valley and Condon Park. Separate dwellings, individual driveways, multiple garages, and on-site RV storage provide distinct physical components across the property. The configuration also includes three established residences with existing tenancy.
Key Highlights
- Three separate residences totaling approximately 2,290 square feet
- Primary home includes 2 bedrooms, 1 bathroom, a detached 3‑car garage, and RV storage
- Second residence is approximately 550 square feet with an attached 2‑car garage
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
$33,067
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
5.09%
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%
$661,340
$661.3K
Cap Rate 7%
$472,386
$472.4K
Cap Rate 9%
$367,411
$367.4K
Market Conditions
NOI Build-Up for 2,290 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
$49.5K $21.60/SF
− Vacancy
−$2.2K −$0.97/SF
EGI
$47.2K $20.63/SF
− OpEx
−$14.2K −$6.19/SF
NOI
$33.1K $14.44/SF
Area
Nevada County, CA
Vacancy
4.50%
Lease Rate
$21.60 /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%
$661,340
Cap Rate 7%
$472,386
Cap Rate 9%
$367,411
Alternative Uses
Best Use
Multifamily LT 5
$472.4K
$413.3K – $551.1K
NOI $33,067 @ 7.0% cap · market cap 5.09%
Second Best
Apartment 5plus
$430.7K
$376.9K – $502.5K
NOI $30,152 @ 7.0% cap · market cap 4.64%
Theoretical Best
Specialty Retail
$818.7K
$716.4K – $955.2K
NOI $57,310 @ 7.0% cap · market cap 8.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
86
Businesses Nearby
Explore this area
Business Placement
Demographics for 95945, CA
26,302
Population
13,051
Households
2
Avg Household Size
50
Median Age
32%
College-Educated
94%
High-School Grad
61.1 sq mi
ZIP Area
430
Density / Sq Mi
$61,068
Median Household Income
$41,072
Median Earnings
$1,420
Median Rent
$496,600
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 detached residences offer separate driveways, garages, and outdoor space near downtown Grass Valley.
Where is this triplex located?
The property is located at 11019 Glen Meadow Grass Valley, CA.
What is the asking price?
The asking price for this property is $649,900.
What are key features of this property?
This property features: Three separate residences totaling approximately 2,290 square feet; Primary home includes 2 bedrooms, 1 bathroom, a detached 3‑car garage, and RV storage; Second residence is approximately 550 square feet with an attached 2‑car garage
