Triplex with On-Site
For Sale
$345,000
407-411 High Street, Fort Jones, CA 96032
INCOME PROPERTY, Fort Jones, CA
Property Size2,900 SF
Lot Size0.44 Acres
Price / SF$118.97
Days on Market309
Property Features for 407-411 High Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
4
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 1, Bathroom 1, Bathroom 2, Bathroom 3, Bedroom 3, Bedroom 4, Bedroom 2
Patio and Porch features
Deck
Exterior features
Deck, Landscaping, Lawn, Storage
Appliances
Oven, Range, Refrigerator
Subdivision
Fort Jones
Standard status
Active
Size
2,900 SF
Lot size
0.44 Acres
Utilities
Heating system
Electric (Heating), Baseboard
Amenities
community coin op laundry
exterior storage closets
Building Details
Number of units
3
Flooring type
Vinyl, Carpet
Roof type
Composition
Additional Structures
Storage
Listing Agency:
Coldwell Banker-Mtn Gate Properties · Coldwell Banker Real Estate
(530) 926-5236
Listed By:
Shauna Wilson · License #01345637
(530) 340-0067
Added: Oct 28, 2025
Changed: Aug 19
Last Checked: Sep 1 at 5:06PM
MLS# 20251209
Copyright © 2026 Siskiyou Association of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 2,900-square-foot triplex at 407-411 High Street includes two one-bedroom, one-bath units on the lower level and a two-bedroom, one-bath unit upstairs. The property occupies 0.44 acres and includes a carport-area coin-operated laundry facility, three exterior storage closets, and a deck. Landscaping and lawn areas complement the site, while composition roofing, baseboard electric heat, vinyl flooring, carpet, ovens, ranges, and refrigerators provide the primary building features and appliances.
The property is within walking distance of the Fort Jones post office, stores, and restaurants. Its three-unit configuration and on-site laundry create a straightforward multifamily layout with dedicated storage and common-area amenities.
The property is within walking distance of the Fort Jones post office, stores, and restaurants. Its three-unit configuration and on-site laundry create a straightforward multifamily layout with dedicated storage and common-area amenities.
Key Highlights
- 2,900‑square‑foot triplex on a 0.44‑acre lot
- Two 1‑bedroom, 1‑bath lower‑level units
- One 2‑bedroom, 1‑bath upper‑level unit
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
$25,652
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
7.44%
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%
$513,040
$513.0K
Cap Rate 7%
$366,457
$366.5K
Cap Rate 9%
$285,022
$285.0K
Market Conditions
NOI Build-Up for 2,900 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
$38.3K $13.20/SF
− Vacancy
−$1.6K −$0.56/SF
EGI
$36.6K $12.64/SF
− OpEx
−$11.0K −$3.79/SF
NOI
$25.7K $8.85/SF
Area
Siskiyou County, CA
Vacancy
4.27%
Lease Rate
$13.20 /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%
$513,040
Cap Rate 7%
$366,457
Cap Rate 9%
$285,022
Alternative Uses
Best Use
Multifamily LT 5
$366.5K
$320.7K – $427.5K
NOI $25,652 @ 7.0% cap · market cap 7.44%
Second Best
Apartment 5plus
$339.5K
$297.0K – $396.0K
NOI $23,762 @ 7.0% cap · market cap 6.89%
Theoretical Best
Office A
$853.1K
$746.5K – $995.3K
NOI $59,717 @ 7.0% cap · market cap 17.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
3
Residential units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
96
Businesses Nearby
Explore this area
Business Placement
Demographics for 96032, CA
2,593
Population
1,361
Households
1.9
Avg Household Size
46
Median Age
21%
College-Educated
92%
High-School Grad
519.6 sq mi
ZIP Area
5
Density / Sq Mi
$69,953
Median Household Income
$43,423
Median Earnings
$1,168
Median Rent
$292,800
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 - Well-maintained three-unit property with flexible apartment layouts, storage, and convenient access to Fort Jones services.
Where is this triplex located?
The property is located at 407-411 High Street Fort Jones, CA.
What is the asking price?
The asking price for this property is $345,000.
What are key features of this property?
This property features: 2,900‑square‑foot triplex on a 0.44‑acre lot; Two 1‑bedroom, 1‑bath lower‑level units; One 2‑bedroom, 1‑bath upper‑level unit
