Four-Unit Multifamily
For Sale
$589,000
18527 Cherry Creek Road, Grass Valley, CA 95949
Four detached residences share one parcel, with private yards, open parking, and tenants in place.
Property Size3,100 SF
Price / SF$190
Days on Market70
Property Features for 18527 Cherry Creek Road
General Information
Standard status
Active
Size
3,100 SF
Property subtype
Multi Family
Site & Location
Highway Access
Yes
Road Access
Yes
Units
Unit Mix
1 x 3BR/2BA, 1 x 2BR/1BA, 2 x studio
Multifamily Units
4
Building Details
Buildings
4
Tenancy
Multi
Listing Agency:
Real Broker Technologies
(530) 604-9319
Listed By:
Sierra S. Player · License #02054990
(530) 604-9319
Source:
Exitrealty
Added: Jun 23
Changed: Aug 29
Last Checked: Aug 30 at 4:19PM
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 Real Broker Technologies
Investment Insights
Based on property information with market context.
This multifamily property comprises four detached residences on a single lot, totaling 3,100 square feet. The unit mix includes a three-bedroom, two-bath home; a two-bedroom, one-bath home; and two studio residences. Features across the property include fenced yards, garden space, covered porch areas, office space, loft space, kitchens, and open parking allocated to the units. One home also provides dedicated RV parking. Mountain Valley Property Management currently oversees the rentals and may continue management for the next owner. The property is being sold with tenants in place and remains subject to tenant rights.
Located at 18527 Cherry Creek Road in Grass Valley, the property sits near Highway 49 with access toward downtown Grass Valley and Auburn. Target, local shopping, a nearby hospital, and area rivers and lakes are identified as nearby amenities and recreation destinations.
Located at 18527 Cherry Creek Road in Grass Valley, the property sits near Highway 49 with access toward downtown Grass Valley and Auburn. Target, local shopping, a nearby hospital, and area rivers and lakes are identified as nearby amenities and recreation destinations.
Key Highlights
- Four detached residences on one parcel
- 3,100 SF total property size
- Unit mix includes 3‑bedroom, 2‑bath; 2‑bedroom, 1‑bath; and two studios
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
$40,818
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
6.93%
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%
$816,360
$816.4K
Cap Rate 7%
$583,114
$583.1K
Cap Rate 9%
$453,533
$453.5K
Market Conditions
NOI Build-Up for 3,100 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
$78.1K $25.20/SF
− Vacancy
−$3.9K −$1.26/SF
EGI
$74.2K $23.94/SF
− OpEx
−$33.4K −$10.77/SF
NOI
$40.8K $13.17/SF
Area
Nevada County, CA
Vacancy
5.00%
Lease Rate
$25.20 /SF/Yr
Expense Ratio
45.00%
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%
$816,360
Cap Rate 7%
$583,114
Cap Rate 9%
$453,533
Alternative Uses
Best Use
Apartment 5plus
$583.1K
$510.2K – $680.3K
NOI $40,818 @ 7.0% cap · market cap 6.93%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.11M
$969.8K – $1.29M
NOI $77,582 @ 7.0% cap · market cap 13.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Multi-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
24
Businesses Nearby
Explore this area
Business Placement
Demographics for 95949, CA
20,720
Population
8,644
Households
2.4
Avg Household Size
52
Median Age
32%
College-Educated
96%
High-School Grad
136.9 sq mi
ZIP Area
151
Density / Sq Mi
$90,309
Median Household Income
$40,553
Median Earnings
$1,827
Median Rent
$551,700
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?
Multifamily property - Four detached residences share one parcel, with private yards, open parking, and tenants in place.
Where is this multifamily property located?
The property is located at 18527 Cherry Creek Road Grass Valley, CA.
What is the asking price?
The asking price for this property is $589,000.
What are key features of this property?
This property features: Four detached residences on one parcel; 3,100 SF total property size; Unit mix includes 3‑bedroom, 2‑bath; 2‑bedroom, 1‑bath; and two studios
