Renovated Cabin-Style
For Sale
$449,000
12425 Main St, Fort Jones, CA 96032
Seven-unit lodging property includes an on-site manager’s residence and separate laundry facilities.
Property Size2,500 SF
Lot Size0.88 Acres
Price / SF$179.60
Days on Market14
Property Features for 12425 Main St
General Information
Standard status
Active
Size
2,500 SF
Lot size
0.88 Acres
Property subtype
Residential Income
Additional Details
Utilities to Site
Yes
Amenities
mini-split heating and cooling system
fireplace in manager's unit
durable metal roof
dedicated laundry room
Listing Agency:
Heritage Properties
(530) 842-2020
Listed By:
Steven Roads · License #02440384
(530) 598-9251
Source:
Exprealty
Added: Aug 31
Changed: Sep 12
Last Checked: Sep 12 at 2:46PM
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 Heritage Properties
Investment Insights
Based on property information with market context.
Located at 12425 Main St in Fort Jones, this renovated motel contains 7 units, including a 2-bedroom manager’s residence. The cabin-style layout retains a rustic character while incorporating updated guest accommodations and operational features suited to an established lodging property.
Guest rooms are served by individual mini-split heating and cooling systems. The manager’s unit includes a fireplace, and the property also provides a dedicated laundry room, metal roofing, city sewer, and a private well. The motel occupies approximately 0.88 acres of commercially zoned land, with outdoor area beyond the buildings. Fort Jones is in Siskiyou County, a Northern California setting associated in the property information with mountain, river, fishing, hunting, and hiking recreation.
Guest rooms are served by individual mini-split heating and cooling systems. The manager’s unit includes a fireplace, and the property also provides a dedicated laundry room, metal roofing, city sewer, and a private well. The motel occupies approximately 0.88 acres of commercially zoned land, with outdoor area beyond the buildings. Fort Jones is in Siskiyou County, a Northern California setting associated in the property information with mountain, river, fishing, hunting, and hiking recreation.
Key Highlights
- 7 total units, including a 2‑bedroom manager’s unit
- Approximately 0.88 acres of commercially zoned land
- Individual mini‑split heating and cooling systems in guest rooms
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
$13,448
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
3.00%
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%
$268,960
$269.0K
Cap Rate 7%
$192,114
$192.1K
Cap Rate 9%
$149,422
$149.4K
Market Conditions
NOI Build-Up for 2,500 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
$37.5K $15.00/SF
− Vacancy
−$9.2K −$3.68/SF
EGI
$28.3K $11.33/SF
− OpEx
−$14.9K −$5.95/SF
NOI
$13.4K $5.38/SF
Area
Siskiyou County, CA
Vacancy
24.50%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
52.50%
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%
$268,960
Cap Rate 7%
$192,114
Cap Rate 9%
$149,422
Alternative Uses
Best Use
Hotel Hospitality
$192.1K
$168.1K – $224.1K
NOI $13,448 @ 7.0% cap · market cap 3.00%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$735.4K
$643.5K – $858.0K
NOI $51,480 @ 7.0% cap · market cap 11.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
38
Businesses Nearby
Well-served
Demand for This Use
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?
Motel - Seven-unit lodging property includes an on-site manager’s residence and separate laundry facilities.
Where is this motel located?
The property is located at 12425 Main St Fort Jones, CA.
What is the asking price?
The asking price for this property is $449,000.
What are key features of this property?
This property features: 7 total units, including a 2‑bedroom manager’s unit; Approximately 0.88 acres of commercially zoned land; Individual mini‑split heating and cooling systems in guest rooms
