Residential Income Property with
For Sale
$999,995
4449 Clausen Road, Le Grand, CA 95333
A-1-zoned property with central air, ceiling fans, kitchen appliances, and 2006 construction.
Property Size3,672 SF
Price / SF$272.33
Days on Market46
Property Features for 4449 Clausen Road
General Information
Standard status
Active
Size
3,672 SF
Total Parking Spaces
6
Property subtype
Residential Income
Zoning
A-1
Additional Details
Highway Access
Yes
Amenities
Central Air, Ceiling Fan(s)
Central
Dishwasher, Microwave
Attached, Garage
Building Details
Year Built
2006
Buildings
3
Stories
1
Listing Agency:
Zuffalo Real Estate
(209) 777-4550
Listed By:
Matthew D. Kinsley · License #02093253
(209) 777-4550
Source:
Evrealestate
Added: Jul 17
Changed: Aug 31
Last Checked: Aug 31 at 2:24AM
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 Zuffalo Real Estate
Investment Insights
Based on property information with market context.
This residential income property at 4449 Clausen Road includes central air, ceiling fans, a dishwasher, and a microwave. The improvements were constructed in 2006 and include an attached garage. The property carries A-1 zoning and is located in Merced County near Le Grand, California.
Access is provided from Highway 99 via the Minturn Road exit, followed by Le Grand Road and Clausen Road. The available property information identifies a 3672 property size without specifying the applicable unit of measurement.
Access is provided from Highway 99 via the Minturn Road exit, followed by Le Grand Road and Clausen Road. The available property information identifies a 3672 property size without specifying the applicable unit of measurement.
Key Highlights
- A‑1 zoning
- Constructed in 2006
- Attached garage
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
$44,665
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
4.47%
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%
$893,300
$893.3K
Cap Rate 7%
$638,071
$638.1K
Cap Rate 9%
$496,278
$496.3K
Market Conditions
NOI Build-Up for 3,672 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
$85.5K $23.28/SF
− Vacancy
−$4.3K −$1.16/SF
EGI
$81.2K $22.12/SF
− OpEx
−$36.5K −$9.95/SF
NOI
$44.7K $12.16/SF
Area
Merced County, CA
Vacancy
5.00%
Lease Rate
$23.28 /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%
$893,300
Cap Rate 7%
$638,071
Cap Rate 9%
$496,278
Alternative Uses
Best Use
Apartment 5plus
$638.1K
$558.3K – $744.4K
NOI $44,665 @ 7.0% cap · market cap 4.47%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$810.1K
$708.9K – $945.2K
NOI $56,710 @ 7.0% cap · market cap 5.67%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
3
Businesses Nearby
Explore this area
Business Placement
Demographics for 95333, CA
2,752
Population
878
Households
3.1
Avg Household Size
36
Median Age
15%
College-Educated
59%
High-School Grad
122.3 sq mi
ZIP Area
23
Density / Sq Mi
$62,045
Median Household Income
$33,784
Median Earnings
$1,003
Median Rent
$309,600
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - A-1-zoned property with central air, ceiling fans, kitchen appliances, and 2006 construction.
Where is this residential income property located?
The property is located at 4449 Clausen Road Le Grand, CA.
What is the asking price?
The asking price for this property is $999,995.
What are key features of this property?
This property features: A‑1 zoning; Constructed in 2006; Attached garage
