Building Details

Buildings 2

Units 2

Listing Agency: California Outdoor Properties f***@frontiernet.net Show Phone

Listed By: Donna Utterback · License #01199200

Source: Crexi

Added: May 20, 2024 Changed: Aug 30 Last Checked: Aug 30 at 9:16PM

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Investment Insights

Based on property information with market context.

This duplex property comprises two buildings with four rental homes. Each side measures 1,370 square feet and includes three bedrooms, two bathrooms, a laundry room, and a one-car garage. Interior updates include remodeled kitchens and bathrooms, new flooring, fixtures, and windows, while the exteriors have been freshly painted. Monitor heaters and wall A/C serve all units, and the laundry areas provide freestanding sinks with washer and dryer hookups.

A separate 22-by-30-foot shop adds functional storage space and includes a concrete floor, roll-up door, and side entrance. The property is located at 45258-B Hwy 299 in McArthur, on the eastbound side just beyond Lee Road.

Key Highlights

• Four rental homes across two duplex buildings
• Each side measures 1,370 SF with 3 bedrooms and 2 bathrooms
• Remodeled kitchens, baths, flooring, fixtures, and windows

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

$16,284

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

3.10%

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%

$325,680 $325.7K

Cap Rate 7%

$232,629 $232.6K

Cap Rate 9%

$180,933 $180.9K

Market Conditions

NOI Build-Up for 1,370 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

$24.5K $17.88/SF

− Vacancy

−$1.2K −$0.90/SF

EGI

$23.3K $16.98/SF

− OpEx

−$7.0K −$5.09/SF

NOI

$16.3K $11.89/SF

Area

Shasta County, CA

Vacancy

5.03%

Lease Rate

$17.88 /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%

$325,680

Cap Rate 7%

$232,629

Cap Rate 9%

$180,933

Alternative Uses

Best Use

Multifamily LT 5

$232.6K

$203.6K – $271.4K (±1% cap)

NOI $16,284 @ 7.0% cap · market cap 3.10%

Second Best

Apartment 5plus

$214.1K

$187.3K – $249.8K (±1% cap)

NOI $14,985 @ 7.0% cap · market cap 2.85%

Theoretical Best

Specialty Retail

$305.0K

$266.9K – $355.9K (±1% cap)

NOI $21,351 @ 7.0% cap · market cap 4.07%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Current Use

Duplexes

Suggested Use

Top Pick Restaurant Hotel & Motel

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

4

Residential units

Yes

Highway access

Yes

Paved road access

Location Intelligence

Trade Area within ½ mile

4

Businesses Nearby

Explore this area Business Placement

Demographics for 96056, CA

1,444

Population

916

Households

1.6

Avg Household Size

52

Median Age

33%

College-Educated

97%

High-School Grad

216.1 sq mi

ZIP Area

7

Density / Sq Mi

$88,359

Median Household Income

$41,836

Median Earnings

$411,200

Median Home Value

Market

Vacancy Rate% for Multifamily in West region

7% 2022

7.8% 2023

8.6% 2024

8.6% 2025

Questions? Ask Rey

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What type of property is this? Where is this duplexes located? What is the asking price? Find similar properties ... What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Duplex - Four rental homes include garages, laundry areas, and remodeled interiors.

Where is this duplex located?

The property is located at 45258-B HWY 299 McArthur, CA.

What is the asking price?

The asking price for this property is $525,000.

What are key features of this property?

This property features: Four rental homes across two duplex buildings; Each side measures 1,370 SF with 3 bedrooms and 2 bathrooms; Remodeled kitchens, baths, flooring, fixtures, and windows