Well-Maintained Three-Unit Apartment
For Sale
Contact for pricing
14840 Valley, Clearlake, CA 95422
Updated three-unit property with flexible tenancy and separate utility metering.
Property Size2,240 SF
Price / SF$200.45
Days on Market239
Property Features for 14840 Valley
General Information
Standard status
Active
Size
2,240 SF
Class
C
Property subtype
Multifamily
Zoning
Assessor
Occupancy
99%
Investment Type
Net Lease
Net Operating Income
$37,200
Building Details
Year Built
1959
Buildings
1
Stories
2
Units
3
Listing Agency:
Country Air Commercial
(707) 263-5729
Listed By:
James Magliulo · License #CA 01852966
Source:
Crexi
Added: Dec 23, 2025
Changed: Aug 14
Last Checked: Aug 18 at 11:54PM
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 Country Air Commercial
Investment Insights
Based on property information with market context.
This well-maintained three-unit apartment property features a desirable unit mix, including one spacious two-bedroom residence (Unit A), one comfortable one-bedroom unit (Unit B), and one large studio (Unit C). All units have been updated and are in very good condition. Unit A is currently available, offering an opportunity for owner occupancy or immediate rental at market rates. Units B and C are occupied on a flexible month-to-month tenancy. Each unit is separately metered and billed for utilities. Units B and C include covered carport parking. The property size is 2240 square feet.
Key Highlights
- Well‑maintained three‑unit apartment property with updated units.
- Unit A is vacant, offering immediate owner occupancy or rental income.
- Desirable unit mix: one 2‑bedroom, one 1‑bedroom, and one studio.
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
$19,177
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
4.27%
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%
$383,540
$383.5K
Cap Rate 7%
$273,957
$274.0K
Cap Rate 9%
$213,078
$213.1K
Market Conditions
NOI Build-Up for 2,240 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
$28.8K $12.84/SF
− Vacancy
−$1.4K −$0.61/SF
EGI
$27.4K $12.23/SF
− OpEx
−$8.2K −$3.67/SF
NOI
$19.2K $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%
$383,540
Cap Rate 7%
$273,957
Cap Rate 9%
$213,078
Alternative Uses
Best Use
Multifamily LT 5
$274.0K
$239.7K – $319.6K
NOI $19,177 @ 7.0% cap · market cap 4.27%
Second Best
Apartment 5plus
$252.8K
$221.2K – $294.9K
NOI $17,696 @ 7.0% cap · market cap 3.94%
Theoretical Best
Office A
$899.0K
$786.7K – $1.05M
NOI $62,933 @ 7.0% cap · market cap 14.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
544
Businesses Nearby
Explore this area
Business Placement
Demographics for 95422, CA
17,017
Population
7,890
Households
2.2
Avg Household Size
38
Median Age
8%
College-Educated
80%
High-School Grad
26.9 sq mi
ZIP Area
633
Density / Sq Mi
$42,080
Median Household Income
$28,945
Median Earnings
$1,162
Median Rent
$206,300
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?
Triplex - Updated three-unit property with flexible tenancy and separate utility metering.
Where is this triplex located?
The property is located at 14840 Valley Clearlake, 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: Well‑maintained three‑unit apartment property with updated units.; Unit A is vacant, offering immediate owner occupancy or rental income.; Desirable unit mix: one 2‑bedroom, one 1‑bedroom, and one studio.
