Resort with On-Site
For Sale
$5,395,000
48644 Victoria Ln, Oakhurst, CA 93644
Chateau-style resort on 7+ acres featuring a spa, restaurant, villa accommodations, and a 10-room chateau.
Property Size19,580 SF
Price / SF$275.54
Days on Market82
Property Features for 48644 Victoria Ln
General Information
Standard status
Active
Size
19,580 SF
Listing Agency:
Maven Commercial, Inc.
Listed By:
Santino DeRose · License #01338326
(415) 781-7700
Source:
Exprealty
Added: Jun 20
Changed: Sep 5
Last Checked: Sep 8 at 9:36AM
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 Maven Commercial, Inc.
Investment Insights
Based on property information with market context.
Chateau du Sureau is a resort property set on 7+ acres (and multiple parcels) of manicured gardens and towering pines in Oakhurst, California. The offering includes the 10-room Chateau du Sureau, the Elderberry House Restaurant, the two-bedroom Villa Sureau, and the Spa du Sureau.
The grounds include an outdoor pool and a range of on-site guest amenities and activity areas such as a music tower, small chapel, gift shop, yoga and bocce courts, life-size chess court, and walking trails.
The property is located about 16 miles from Yosemite National Park, which the remarks cite as drawing over 4 million visitors per year. The chateau is described as a Relais & Chateaux destination, having served guests for over 25 years.
The grounds include an outdoor pool and a range of on-site guest amenities and activity areas such as a music tower, small chapel, gift shop, yoga and bocce courts, life-size chess court, and walking trails.
The property is located about 16 miles from Yosemite National Park, which the remarks cite as drawing over 4 million visitors per year. The chateau is described as a Relais & Chateaux destination, having served guests for over 25 years.
Key Highlights
- Chateau du Sureau sits on 7+ acres across multiple parcels in Oakhurst, California.
- Includes a 10‑room chateau, plus Villa Sureau (two‑bedroom) and Spa du Sureau.
- Elderberry House Restaurant on site.
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
$428,733
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
7.95%
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%
$8,574,660
$8.6M
Cap Rate 7%
$6,124,757
$6.1M
Cap Rate 9%
$4,763,700
$4.8M
Market Conditions
NOI Build-Up for 19,580 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
$606.2K $30.96/SF
− Vacancy
−$34.6K −$1.76/SF
EGI
$571.6K $29.20/SF
− OpEx
−$142.9K −$7.30/SF
NOI
$428.7K $21.90/SF
Area
Madera County, CA
Vacancy
5.70%
Lease Rate
$30.96 /SF/Yr
Expense Ratio
25.00%
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%
$8,574,660
Cap Rate 7%
$6,124,757
Cap Rate 9%
$4,763,700
Alternative Uses
Best Use
Specialty Retail
$6.12M
$5.36M – $7.15M
NOI $428,733 @ 7.0% cap · market cap 7.95%
Second Best
Hotel Hospitality
$1.64M
$1.44M – $1.91M
NOI $114,869 @ 7.0% cap · market cap 2.13%
Theoretical Best
Office A
$7.58M
$6.63M – $8.84M
NOI $530,414 @ 7.0% cap · market cap 9.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
576
Businesses Nearby
201k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 41%
Dining 36%
Shops & Services 18%
Apparel 4%
VONS
Groceries
44,243 visits/mo
0.2 miles
Raley's
Groceries
25,455 visits/mo
0.4 miles
McDonald's
Dining
23,733 visits/mo
0.4 miles
Dollar Tree
Shops & Services
15,712 visits/mo
0.4 miles
Grocery Outlet Bargain Market
Groceries
12,100 visits/mo
0.5 miles
Demographics for 93644, CA
7,751
Population
3,788
Households
2
Avg Household Size
52
Median Age
26%
College-Educated
91%
High-School Grad
117.1 sq mi
ZIP Area
66
Density / Sq Mi
$75,241
Median Household Income
$29,056
Median Earnings
$1,301
Median Rent
$378,000
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Resort - Chateau-style resort on 7+ acres featuring a spa, restaurant, villa accommodations, and a 10-room chateau.
Where is this resort located?
The property is located at 48644 Victoria Ln Oakhurst, CA.
What is the asking price?
The asking price for this property is $5,395,000.
What are key features of this property?
This property features: Chateau du Sureau sits on 7+ acres across multiple parcels in Oakhurst, California.; Includes a 10‑room chateau, plus Villa Sureau (two‑bedroom) and Spa du Sureau.; Elderberry House Restaurant on site.
