Oak-Studded Mixed-Use
For Sale
$965,000
5860 Live Oak Drive, Kelseyville, CA 95451
Two contiguous parcels combine residential improvements, wooded grounds, and distinct zoning designations near Historic Downtown Kelseyville.
Property Size5,058 SF
Price / SF$190.79
Days on Market1719
Property Features for 5860 Live Oak Drive
General Information
Standard status
Active
Size
5,058 SF
Property subtype
Mixed Use
Site & Location
Highway Access
Yes
Road Access
Yes
Utilities to Site
Yes
Amenities
basement
detached garage
sound room
Window/Wall Unit
3
Electric Dryer
Metal, Shingle
Lot with Trees.
12 Parking Spaces.
Gentle Slope, Rolling Slope, Rectangular, Irregular
Security Lighting. Rolling Slope, Gentle Slope, Irregular, Rectangular, Wooded.
Building Details
Year Built
1946
Listing Agency:
DRE #00000000
(707) 484-9984
Listed By:
Listed by Non- Member
Source:
Xome
Added: Dec 16, 2021
Changed: Aug 29
Last Checked: Aug 30 at 1:39PM
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 DRE #00000000
Investment Insights
Based on property information with market context.
This mixed-use offering combines two contiguous parcels with multiple existing residential improvements. The 6.07-acre parcel at 5880 Live Oak includes a 1,558 s.f. vintage home with three bedrooms, 1 1/2 baths, a basement, and a 1,100 s.f. detached garage with 3/4 bath and 192 s.f. sound room. The adjoining 2.7-acre parcel at 5860 Live Oak contains a 1,680 s.f. manufactured home with three bedrooms and two baths, plus a 720 s.f. mobile home with two bedrooms and two baths.
The property fronts Hwy 29 and is a few minutes from Historic Downtown Kelseyville. The parcels carry separate zoning designations: PDC-DR for 5880 Live Oak and R2 Medium Density for 5860 Live Oak. Water, sewer, and other utilities are located in the street. The grounds include mature oak trees, wooded areas, gentle and rolling slopes, and 12 parking spaces.
The property fronts Hwy 29 and is a few minutes from Historic Downtown Kelseyville. The parcels carry separate zoning designations: PDC-DR for 5880 Live Oak and R2 Medium Density for 5860 Live Oak. Water, sewer, and other utilities are located in the street. The grounds include mature oak trees, wooded areas, gentle and rolling slopes, and 12 parking spaces.
Key Highlights
- Two contiguous parcels totaling 6.07 ac and 2.7 ac, sold together
- 5880 Live Oak: 1,558 s.f. home, 1,100 s.f. detached garage, and 192 s.f. sound room
- 5860 Live Oak: 1,680 s.f. manufactured home plus 720 s.f. mobile home
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
$50,074
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
5.19%
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%
$1,001,480
$1.0M
Cap Rate 7%
$715,343
$715.3K
Cap Rate 9%
$556,378
$556.4K
Market Conditions
NOI Build-Up for 5,058 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
$91.0K $18.00/SF
− Vacancy
−$10.9K −$2.16/SF
EGI
$80.1K $15.84/SF
− OpEx
−$30.0K −$5.94/SF
NOI
$50.1K $9.90/SF
Area
Lake County, CA
Vacancy
12.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
37.50%
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%
$1,001,480
Cap Rate 7%
$715,343
Cap Rate 9%
$556,378
Alternative Uses
Best Use
Mixed Use
$715.3K
$625.9K – $834.6K
NOI $50,074 @ 7.0% cap · market cap 5.19%
Second Best
Apartment 5plus
$570.8K
$499.5K – $666.0K
NOI $39,959 @ 7.0% cap · market cap 4.14%
Theoretical Best
Office A
$2.03M
$1.78M – $2.37M
NOI $142,104 @ 7.0% cap · market cap 14.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
216
Businesses Nearby
Explore this area
Business Placement
Demographics for 95451, CA
11,747
Population
6,295
Households
1.9
Avg Household Size
47
Median Age
19%
College-Educated
85%
High-School Grad
92.9 sq mi
ZIP Area
126
Density / Sq Mi
$65,417
Median Household Income
$38,149
Median Earnings
$1,302
Median Rent
$340,700
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?
Mixed-use property - Two contiguous parcels combine residential improvements, wooded grounds, and distinct zoning designations near Historic Downtown Kelseyville.
Where is this mixed-use property located?
The property is located at 5860 Live Oak Drive Kelseyville, CA.
What is the asking price?
The asking price for this property is $965,000.
What are key features of this property?
This property features: Two contiguous parcels totaling 6.07 ac and 2.7 ac, sold together; 5880 Live Oak: 1,558 s.f. home, 1,100 s.f. detached garage, and 192 s.f. sound room; 5860 Live Oak: 1,680 s.f. manufactured home plus 720 s.f. mobile home
