Duplex-Style Income
For Sale
$595,000
5290 LAKE BLVD, Lower Lake, CA 95457
Two rented homes on 3 acres share a well and septic system, with separate studio metering and outdoor living space.
Property Size1,960 SF
Price / SF$303.57
Days on Market170
Property Features for 5290 LAKE BLVD
General Information
Standard status
Active
Size
1,960 SF
Property subtype
Multi-Family
Amenities
Central Air, Ceiling Fan(s)
3
Other
Dishwasher, Range/Oven Free Standing
Pool
Tile
Balcony
1 Garage Spaces. 2 Parking Spaces. Detached Garage, Private.
Pool Cover
Landscaped. Secluded, 2 Houses / 1 Lot.
Building Details
Year Built
1982
Stories
2
Listed By:
Country Air Properties
(707) 263-2620
Source:
Xome
Added: Mar 20
Changed: Sep 2
Last Checked: Sep 5 at 6:09AM
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 Country Air Properties
Investment Insights
Based on property information with market context.
This duplex-style income property features two homes on approximately 3 acres: a studio cottage and a separate two-story main house. The studio, located at its own address (5270 Lake Blvd.), is about 900+/- square feet and includes a sleeping area, a kitchen/living room combo with a woodstove, and a bathroom. The studio has slider doors for outdoor access, its own electric meter, and a Ryobi generator.
The main house includes a detached garage and a separate laundry room with storage. The main floor offers an open layout with kitchen, dining, and living room combination with a woodstove, plus a full bathroom. Both the kitchen and living room include slider doors leading to a patio. Upstairs are three bedrooms, a second bathroom with a tub and overhead shower, and bedrooms with slider doors to a balcony.
Outdoors, the property has a private inground pool that is currently covered and not in use. A standby generator serves the main house, and the main house also has central heating/AC/heat pump. The studio and main house are served by a septic system and a well, and both structures are currently rented.
The main house includes a detached garage and a separate laundry room with storage. The main floor offers an open layout with kitchen, dining, and living room combination with a woodstove, plus a full bathroom. Both the kitchen and living room include slider doors leading to a patio. Upstairs are three bedrooms, a second bathroom with a tub and overhead shower, and bedrooms with slider doors to a balcony.
Outdoors, the property has a private inground pool that is currently covered and not in use. A standby generator serves the main house, and the main house also has central heating/AC/heat pump. The studio and main house are served by a septic system and a well, and both structures are currently rented.
Key Highlights
- Two rented homes on 3 acres: 2‑story main house plus an approximately 900+/- SF studio
- Studio at 5270 Lake Blvd with its own electric meter and Ryobi generator
- Main house features 3 bedrooms, 2 bathrooms, and balcony access from each bedroom
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
$16,780
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
2.82%
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%
$335,600
$335.6K
Cap Rate 7%
$239,714
$239.7K
Cap Rate 9%
$186,444
$186.4K
Market Conditions
NOI Build-Up for 1,960 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
$25.2K $12.84/SF
− Vacancy
−$1.2K −$0.61/SF
EGI
$24.0K $12.23/SF
− OpEx
−$7.2K −$3.67/SF
NOI
$16.8K $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%
$335,600
Cap Rate 7%
$239,714
Cap Rate 9%
$186,444
Alternative Uses
Best Use
Multifamily LT 5
$239.7K
$209.8K – $279.7K
NOI $16,780 @ 7.0% cap · market cap 2.82%
Second Best
Apartment 5plus
$221.2K
$193.6K – $258.1K
NOI $15,484 @ 7.0% cap · market cap 2.60%
Theoretical Best
Office A
$786.7K
$688.3K – $917.8K
NOI $55,066 @ 7.0% cap · market cap 9.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
10
Businesses Nearby
Explore this area
Business Placement
Demographics for 95457, CA
3,231
Population
1,801
Households
1.8
Avg Household Size
47
Median Age
22%
College-Educated
88%
High-School Grad
147.9 sq mi
ZIP Area
22
Density / Sq Mi
$52,266
Median Household Income
$32,839
Median Earnings
$1,078
Median Rent
$414,100
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?
Duplex - Two rented homes on 3 acres share a well and septic system, with separate studio metering and outdoor living space.
Where is this duplex located?
The property is located at 5290 LAKE BLVD Lower Lake, CA.
What is the asking price?
The asking price for this property is $595,000.
What are key features of this property?
This property features: Two rented homes on 3 acres: 2‑story main house plus an approximately 900+/- SF studio; Studio at 5270 Lake Blvd with its own electric meter and Ryobi generator; Main house features 3 bedrooms, 2 bathrooms, and balcony access from each bedroom
