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    Twain Store & RV Park Title is generated by Realmo AI

    130 Butterfly Valley Twain Road, Twain, CA 95984

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    For Sale
    $375,000

    COMMERCIAL - Twain, CA

    Property size:
    1,490 SF
    Price / SF:
    $251/SF
    Added:
    Mar 23, 2026
    Days on Market:
    53
    Last Refresh:
    May 14 at 5:06 pm

    Property Features for 130 Butterfly Valley Twain Road

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Patio and Porch features
    Deck
    Exterior features
    Deck, Lighting, RV Hookup
    Standard status
    Active
    APN
    920-000-001
    Size
    1,490 SF

    Utilities

    Utilities
    Water Available
    Heating system
    Propane (Heating), Wood, Wood Stove
    Cooling system
    Central Air, Ceiling Fan(s)
    Water source
    Well
    Water front features
    Stream, Creek
    Water front
    1

    Building Details

    Floors in Building
    1
    Building materials
    Wood Siding
    Roof type
    Composition
    Additional Structures
    Outbuilding

    We can help!

    Listing Contact
    Makaela Shively
    Makaela Shively

    Listing agent Makaela Shively License #02095259

    Listing office HORIZON REALTY 28 S Lassen St. Suite 100, Susanville, CA

    Listing date Mar 23, 2026

    MLS# 2600191

    Copyright © 2026 Plumas 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.

    HighLights

    • Established Twain Store & RV Park with general store, restaurant, and RV park (9 improved sites + expansion potential) offers immediate income potential.
    • Includes a 2‑bedroom caretaker's residence for on‑site management or rental income.
    • Unique Old West‑style gold mining facade town creates a memorable roadside destination and photo opportunity.
    • Expansive outdoor event space with cook shack is ideal for hosting gatherings and community events.
    • Diverse accommodation options include RV sites, tent camping, and dry cabins.
    • Seasonal creek enhances the scenic canyon atmosphere.

    Overview

    Located in the Feather River Canyon, the Twain Store & RV Park presents a commercial opportunity with income potential. The property includes a general store and restaurant, along with an attached 2-bedroom, 1-bath caretaker's residence. The RV park has 9 improved sites, including 4 back-in and 5 pull-through, with the potential to expand by 3 additional spaces. Amenities include a tent camping area, dry cabin accommodations, and restrooms with showers and laundry facilities. A gold mining facade town provides a photo opportunity. The property also features a cook shack and outdoor event space. A seasonal creek runs through the property. The property is positioned along a well-traveled corridor for outdoor enthusiasts, anglers, and travelers. The building size is 1490 square feet. Please note: This is a USFS leasehold property.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Campgrounds

    Suggested Use

    Auto Parts Store Food Market Grocery & Convenience Store Auto Repair Shop

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Twain
    County
    Plumas
    State
    California
    Longitude
    -121.168
    Latitude
    39.9994

    FAQs

    What type of property is this?
    Campground - Established destination with general store, restaurant, RV park, and residence.
    Where is this campground located?
    The property is located at 130 Butterfly Valley Twain Road Twain, CA.
    What is the asking price?
    The asking price for this property is $375,000.
    What are key features of this property?
    This property features: Established Twain Store & RV Park with general store, restaurant, and RV park (9 improved sites + expansion potential) offers immediate income potential.; Includes a 2‑bedroom caretaker's residence for on‑site management or rental income.; Unique Old West‑style gold mining facade town creates a memorable roadside destination and photo opportunity.
    (530) 310-6399
    We can help!
    Listing Contact
    Makaela Shively
    Makaela Shively
    Real Estate License ID: 02095259
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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    130 Butterfly Valley Twain Road, Twain, CA 95984
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