Ranch Duplex with Guest
For Sale
$382,000
1335 Mountview Road, Lakeport, CA 95453
Lakeport, CA
Property Size2,340 SF
Lot Size2.11 Acres
Price / SF$163.25
Days on Market502
Property Features for 1335 Mountview Road
General Information
Property type
Commercial Sale
Property subtype
Single Family Residence
Bedrooms
4
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 1, Bathroom 2, Bonus Room, Bathroom 3, Bedroom 2, Bathroom 1, Bedroom 4, Bedroom 3, Laundry Room
Parking
20
Parking features
Oversize, Driveway
Patio and Porch features
Porch, Deck
Interior features
Ceiling Fan(s), Pantry, Granite Counters
Appliances
Gas Range, Dishwasher
Lot features
Level with Street, 2-5 Units/ Acre, Front Yard, Garden
View
Hills
Elementary school district
Lakeport Unified
Middle school district
Lakeport Unified
High school district
Lakeport Unified
Directions
11th st to Mountview Rd
Subdivision
LCLPN - Lakeport North
Standard status
Active
APN
015004280000
Size
2,340 SF
Lot size
2.11 Acres
Utilities
Heating system
Central
Cooling system
Central Air
Water source
Well
Amenities
guest house
Building Details
Year built
1980
Floors in Building
1
Number of units
2
Flooring type
Laminate, Carpet
Roof type
Composition
Architectural style
Ranch
Additional Structures
Guest House
Listing Agency:
City Center Realty
(707) 245-3032
Listed By:
Colleen Henninger · License #01399891
(707) 245-3032
Added: Apr 9, 2025
Changed: Aug 19
Last Checked: Aug 23 at 4:06PM
MLS# LC25077498
Copyright © 2026 Lake County 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.
Ranch duplex-style property featuring a 3-bedroom, 2-bath manufactured home with an additional fully self-contained 1-bedroom, 1-bath guest house. The main home offers an open-concept living area combining the living room, dining area, and kitchen, with granite counters and ample cabinetry. Interior features include ceiling fans, a pantry, and carpet and laminate flooring. Appliances include a gas range and dishwasher, with central heating and central air for year-round comfort. The property includes a laundry room, porch and deck, and driveway parking with an oversized parking feature.
Set on a 2.11-acre lot, the layout supports outdoor use such as entertaining and gardening, with room to add structures if desired. The home was built in 1980 and is served by well water. The roof is composition, and the property includes a porch and deck for outdoor downtime.
At 2,340 square feet, this setup can work well for households needing privacy for guests or a separate space that can function as a rental unit.
Set on a 2.11-acre lot, the layout supports outdoor use such as entertaining and gardening, with room to add structures if desired. The home was built in 1980 and is served by well water. The roof is composition, and the property includes a porch and deck for outdoor downtime.
At 2,340 square feet, this setup can work well for households needing privacy for guests or a separate space that can function as a rental unit.
Key Highlights
- 2.11‑acre lot with room for outdoor entertaining, gardening, and possible additional structures
- 2,340 SF total living area
- 1980 manufactured home with ranch style and composition roof
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
$20,033
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
5.24%
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%
$400,660
$400.7K
Cap Rate 7%
$286,186
$286.2K
Cap Rate 9%
$222,589
$222.6K
Market Conditions
NOI Build-Up for 2,340 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
$30.0K $12.84/SF
− Vacancy
−$1.4K −$0.61/SF
EGI
$28.6K $12.23/SF
− OpEx
−$8.6K −$3.67/SF
NOI
$20.0K $8.56/SF
Area
Lake County, CA
Vacancy
4.75%
Lease Rate
$12.84 /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%
$400,660
Cap Rate 7%
$286,186
Cap Rate 9%
$222,589
Alternative Uses
Best Use
Multifamily LT 5
$286.2K
$250.4K – $333.9K
NOI $20,033 @ 7.0% cap · market cap 5.24%
Second Best
Apartment 5plus
$264.1K
$231.1K – $308.1K
NOI $18,486 @ 7.0% cap · market cap 4.84%
Theoretical Best
Office A
$939.2K
$821.8K – $1.10M
NOI $65,742 @ 7.0% cap · market cap 17.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
127
Businesses Nearby
Explore this area
Business Placement
Demographics for 95453, CA
11,978
Population
5,488
Households
2.2
Avg Household Size
48
Median Age
24%
College-Educated
93%
High-School Grad
87.0 sq mi
ZIP Area
138
Density / Sq Mi
$66,775
Median Household Income
$44,929
Median Earnings
$1,091
Median Rent
$371,100
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?
Duplex - Three-bedroom, two-bath manufactured home plus a separate one-bedroom, one-bath guest house on a spacious property.
Where is this duplex located?
The property is located at 1335 Mountview Road Lakeport, CA.
What is the asking price?
The asking price for this property is $382,000.
What are key features of this property?
This property features: 2.11‑acre lot with room for outdoor entertaining, gardening, and possible additional structures; 2,340 SF total living area; 1980 manufactured home with ranch style and composition roof
