Duplex with Open-Concept
For Sale
Contact for pricing
19270 Mountain Meadow South, Hidden Valley Lake, CA 95467
Two-unit duplex with attached garages, level driveways, and open-concept living in a gated community with golf-course views.
Property Size2,680 SF
Price / SF$145.15
Days on Market68
Property Features for 19270 Mountain Meadow South
General Information
Standard status
Active
Size
2,680 SF
Property subtype
Multifamily
Zoning
Assessor
Additional Details
Business Included
Yes
Multifamily Units
2
Building Details
Buildings
1
Units
2
Tenancy
Multi
Listing Agency:
RE/MAX Gold Lake County
(707) 245-9235
Listed By:
Jennifer Wall · License #02037114
Source:
Crexi
Added: Jun 6
Changed: Aug 7
Last Checked: Aug 10 at 2:12PM
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 RE/MAX Gold Lake County
Investment Insights
Based on property information with market context.
This duplex offers two spacious units, each featuring approximately 1,340 square feet with 3 bedrooms and 2 full bathrooms. The layout is open and functional, with bright living areas that flow into the dining space and kitchen. Each unit includes an attached garage with interior access, and both units have level backyards with golf-course views. Unit A has been updated with newer laminate flooring throughout. Parking is convenient with attached garages and level driveways that provide space for multiple vehicles.
Located within the gated community of Hidden Valley Lake, the property is surrounded by community destinations and services. The area includes access to shopping, restaurants, schools, the golf course, and tennis and pickleball courts, along with other community amenities. Residents also have access to a private lake with two beaches plus a dog beach, a community swimming pool, marina, parks, hiking trails, dog parks, and 24-hour gated security.
For buyers and investors, the duplex configuration supports an owner-occupant approach where one unit can be lived in while the other generates rental income. The property is also subject to one HOA fee for the duplex rather than separate dues for each unit, which can simplify ownership. With attached garages, level outdoor areas, and an open-concept floor plan in both units, the home is designed for comfortable day-to-day living and straightforward tenant usability.
Located within the gated community of Hidden Valley Lake, the property is surrounded by community destinations and services. The area includes access to shopping, restaurants, schools, the golf course, and tennis and pickleball courts, along with other community amenities. Residents also have access to a private lake with two beaches plus a dog beach, a community swimming pool, marina, parks, hiking trails, dog parks, and 24-hour gated security.
For buyers and investors, the duplex configuration supports an owner-occupant approach where one unit can be lived in while the other generates rental income. The property is also subject to one HOA fee for the duplex rather than separate dues for each unit, which can simplify ownership. With attached garages, level outdoor areas, and an open-concept floor plan in both units, the home is designed for comfortable day-to-day living and straightforward tenant usability.
Key Highlights
- Duplex in a gated community (Hidden Valley Lake) with 24‑hour gated security
- Each unit offers approx. 1,340 SF with 3 bedrooms and 2 full bathrooms
- Open‑concept living with generous living rooms flowing into dining and kitchen
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
$22,944
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
5.90%
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%
$458,880
$458.9K
Cap Rate 7%
$327,771
$327.8K
Cap Rate 9%
$254,933
$254.9K
Market Conditions
NOI Build-Up for 2,680 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
$34.4K $12.84/SF
− Vacancy
−$1.6K −$0.61/SF
EGI
$32.8K $12.23/SF
− OpEx
−$9.8K −$3.67/SF
NOI
$22.9K $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%
$458,880
Cap Rate 7%
$327,771
Cap Rate 9%
$254,933
Alternative Uses
Best Use
Multifamily LT 5
$327.8K
$286.8K – $382.4K
NOI $22,944 @ 7.0% cap · market cap 5.90%
Second Best
Apartment 5plus
$302.5K
$264.7K – $352.9K
NOI $21,173 @ 7.0% cap · market cap 5.44%
Theoretical Best
Office A
$1.08M
$941.2K – $1.25M
NOI $75,295 @ 7.0% cap · market cap 19.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
160
Businesses Nearby
Explore this area
Business Placement
Demographics for 95467, CA
6,031
Population
2,489
Households
2.4
Avg Household Size
43
Median Age
26%
College-Educated
95%
High-School Grad
7.4 sq mi
ZIP Area
815
Density / Sq Mi
$72,292
Median Household Income
$38,926
Median Earnings
$2,276
Median Rent
$394,000
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two-unit duplex with attached garages, level driveways, and open-concept living in a gated community with golf-course views.
Where is this duplex located?
The property is located at 19270 Mountain Meadow South Hidden Valley Lake, CA.
What is the asking price?
The asking price for this property is $389,000.
What are key features of this property?
This property features: Duplex in a gated community (Hidden Valley Lake) with 24‑hour gated security; Each unit offers approx. 1,340 SF with 3 bedrooms and 2 full bathrooms; Open‑concept living with generous living rooms flowing into dining and kitchen
