CRM-Zoned Three-Unit
For Sale
$325,000
49832 Road 426, Oakhurst, CA 93644
Three residential units share a private well and individual septic systems.
Property Size2,300 SF
Lot Size1.00 Acre
Price / SF$141.30
Days on Market381
Property Features for 49832 Road 426
General Information
Standard status
Active
Size
2,300 SF
Lot size
1.00 Acre
Property subtype
Residential Income
Zoning
CRM
Units
Unit Mix
1 x 3BR/1BA, 1 x 1BR/1BA, 1 x 2BR/1BA
Multifamily Units
3
Listing Agency:
Summit Real Estate, PC
(559) 760-3860
Listed By:
Melanie Barker · License #01460234
(559) 760-3860
Source:
Exprealty
Added: Jul 25, 2025
Changed: Aug 5
Last Checked: Aug 8 at 8:19AM
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 Summit Real Estate, PC
Investment Insights
Based on property information with market context.
This three-unit residential property includes a manufactured home with three bedrooms and one bathroom, plus two additional dwellings configured with one bedroom and one bathroom and two bedrooms and one bathroom, respectively. The homes total 2,300 in stated property size and sit on 1 acre. Roofs on all three units were replaced in 2022, with other improvements completed at various times.
Located at 49832 Road 426 in Oakhurst, the property is close to town and carries CRM zoning, identified as Commercial Rural Median District. All three residences use the same private well, while each has its own septic system. The combination of multiple dwellings, acreage, and commercial-rural zoning provides a clearly defined residential configuration with additional use considerations subject to applicable requirements.
Located at 49832 Road 426 in Oakhurst, the property is close to town and carries CRM zoning, identified as Commercial Rural Median District. All three residences use the same private well, while each has its own septic system. The combination of multiple dwellings, acreage, and commercial-rural zoning provides a clearly defined residential configuration with additional use considerations subject to applicable requirements.
Key Highlights
- Three residential units on 1 acre
- Unit mix includes 3‑bedroom, 1‑bedroom, and 2‑bedroom homes
- All three roofs replaced in 2022
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
$25,349
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
7.80%
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%
$506,980
$507.0K
Cap Rate 7%
$362,129
$362.1K
Cap Rate 9%
$281,656
$281.7K
Market Conditions
NOI Build-Up for 2,300 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
$39.2K $17.04/SF
− Vacancy
−$3.0K −$1.30/SF
EGI
$36.2K $15.74/SF
− OpEx
−$10.9K −$4.72/SF
NOI
$25.3K $11.02/SF
Area
Madera County, CA
Vacancy
7.60%
Lease Rate
$17.04 /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%
$506,980
Cap Rate 7%
$362,129
Cap Rate 9%
$281,656
Alternative Uses
Best Use
Multifamily LT 5
$362.1K
$316.9K – $422.5K
NOI $25,349 @ 7.0% cap · market cap 7.80%
Second Best
Apartment 5plus
$335.2K
$293.3K – $391.0K
NOI $23,462 @ 7.0% cap · market cap 7.22%
Theoretical Best
Office A
$890.1K
$778.8K – $1.04M
NOI $62,306 @ 7.0% cap · market cap 19.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
296
Businesses Nearby
Explore this area
Business Placement
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 Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Triplex - Three residential units share a private well and individual septic systems.
Where is this triplex located?
The property is located at 49832 Road 426 Oakhurst, CA.
What is the asking price?
The asking price for this property is $325,000.
What are key features of this property?
This property features: Three residential units on 1 acre; Unit mix includes 3‑bedroom, 1‑bedroom, and 2‑bedroom homes; All three roofs replaced in 2022
