Add Listing
    For Sale
    • For Sale
    • For Lease
    • Sold
    • Property Lookup
    • Brokers
    Back to Search
    The Largest CRE Database in the US with Over 1 Million Listings

    1769 E Highway 20 Upper Lake, CA 95485

    View on Map
    Claim this Listing
    For Sale
    $265,500

    Residential Lot - Upper Lake, CA

    Lot size:
    7.55 Acres
    Added:
    Apr 4, 2026
    Days on Market:
    31
    Last Refresh:
    May 4 at 1:06 pm

    Property Features for 1769 E Highway 20

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    201-010-190-000
    Lot size
    7.55 Acres

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Reba Correia

    Listing agent Reba Correia License #01470315

    Listing office Luxe Places International Realty 338 Healdsburg Ave, CA

    Listing date Apr 4, 2026

    MLS# 325037645 Listing URL

    Copyright © 2026 Bay Area Real Estate Information Services, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Overview

    Tranquil Land with Mountain Views

    This 7.55-acre property offers peace, beauty, and privacy at the end of Grandpa's Place, a private road. The lot borders State and Government-owned protected wetlands (Rodman Slough and Wilcox). An existing road cut and pad are in place for a future home site. Electricity is available for connection. A new well has been installed. The property is suitable for building a tiny house or cabin. The land has mature Oak Trees and mountain views. Potential uses include planting a small vineyard or gardens, raising chickens or cows, and horseback riding. The location provides easy access to Upper Lake, where you can dine and listen to music at the Blue Willow Saloon. Water sports are available at The Blue Lakes or Lake Mendocino.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Agricultural land / Farmland

    Suggested Use

    Restaurant Law Firm Building Supply Big Box & Wholesale Store Auto Repair Shop Hotel & Motel Department Store Garden Center Storage Facility Electrical Service

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

    Location Insight

    • Map
    • Local Demand
    City
    Upper Lake
    County
    Lake
    State
    California
    Longitude
    -122.881207
    Latitude
    39.134633

    Nearby Similar for Sale

    • $555,000
      1,352 SF

      Commercial Resort-Zoned Land Opportunity

      1.74 acre commercial resort-zoned property across from Clear Lake.
      2600 Lakeshore, Upper Lake, CA 95485
      View Details
    • $569,000

      Turn-Key Cannabis Farm Opportunity

      20-acre cannabis farm with approved permits near Upper Lake.
      1580 Hunter Point Road, Upper Lake, CA 95485
      View Details
    • $510,000
      8,000 SF

      Historic Wells Fargo Stage Stop

      Historic building in Upper Lake with retail and commercial potential.
      9510 Main St, Upper Lake, CA 95485
      View Details
    • $649,000

      Prime Land in Upper Lake

      16.75 acres zoned for multiple single-family residences.
      6965 Hammond Avenue, Upper Lake, CA 95485
      View Details
    • $180,000

      Land with Utilities in Place

      20-acre lot with well, septic, and power in Upper Lake.
      13952 White Rock Canyon Road, Upper Lake, CA 95485
      View Details
    • $225,000
      1,256 SF

      Highway 20 Mixed-Use Property

      Commercial property with high visibility and C-2 zoning in Upper Lake.
      3527 E State Highway 20, Upper Lake, CA 95485
      View Details
    • $259,000

      80 Acres with Panoramic Views

      Sprawling 80-acre parcel with well, ponds, and mountain views.
      10504 Bachelor Valley Road, Upper Lake, CA 95493
      View Details
    • $249,000

      Residential Acreage with Mountain Views

      18.74 acres for dream home with permitted well.
      1525 Hunter Point Road, Upper Lake, CA 95485
      View Details
    • $89,987

      Secluded Cabin on 40 Acres

      Off-grid cabin on 40 acres in Mendocino National Forest.
      15667 17 N 11 Road, Upper Lake, CA 95485
      View Details
    • $70,000

      Commercial Mixed-Use Property For Sale

      Commercial mixed-use property with high visibility and parking.
      2385 East Hwy 20, Upper Lake, CA 95464
      View Details
    • $120,000

      98.55 Acres of Scenic Land

      Expansive land parcel with mountain views near Eel River.
      25645 18N 34 Road, Upper Lake, CA 95485
      View Details
    • $1,700,000
      19,213,009 SF

      Expansive Land Near Highway 29

      441.07 acre property with meadows, timber, and lake views.
      8305 North State Highway, Upper Lake, CA 95485
      View Details

    FAQs

    What type of property is this?
    Land - 7.55 acre lot with well, views, and privacy.
    Where is this land located?
    The property is located at 1769 E Highway 20 Upper Lake, CA.
    What is the asking price?
    The asking price for this property is $265,500.
    What are key features of this property?
    This property features: Backs onto protected State & Government owned wetlands (Rodman Slough and Wilcox) offering privacy and natural beauty.; New Well installed by Russell Cramer.; Electricity is ready to go.
    (707) 433-2000
    We can help!
    Listing Contact
    Reba Correia
    Real Estate License ID: 01470315
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry

    1769 E Highway 20, Upper Lake, CA 95485

    letter with green check mark
    Check your email

    We sent you the

    agent's contact details. yellow underline

    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!