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    Forest Service Adjacent Residential Land Title is generated by Realmo AI

    8439 - 8367 Butterfly Valley Twain Road, Twain, CA 95984

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    For Sale
    $74,900

    Land, Other - Twain, CA

    Lot size:
    2.17 Acres
    Added:
    Jun 1, 2026
    Days on Market:
    5
    Last Refresh:
    Jun 5 at 1:06 pm

    Property Features for 8439 - 8367 Butterfly Valley Twain Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    002-520-001
    Lot size
    2.17 Acres

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    ALEXUS J VAUGHN

    Listing agent ALEXUS J VAUGHN

    Listing office Engel & Völkers Truckee 10091 Donner Pass Road, Truckee, CA

    Listing date Jun 1, 2026

    MLS# 20251051 Listing URL

    Copyright © 2026 Engel & Völkers. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Two adjacent parcels totaling 2.17 acres in the Feather River Canyon
    • Lots border Forest Service land for privacy and direct access to nature
    • Walking distance to the Feather River, Twain Post Office, and the local store
    • Power available at the corner
    • Perk tested in the past and ready for development

    Overview

    Two adjacent residential land parcels totaling 2.17 acres are offered in the Feather River Canyon near Twain, CA. The property borders Forest Service land, creating a more private setting with direct access to the surrounding natural area. The lots have been perk tested in the past, indicating onsite wastewater feasibility was previously evaluated for development, and power is available at the corner.

    The location is described as within walking distance to the Feather River as well as the Twain Post Office and local store. The property is also positioned approximately 15 minutes from Quincy, with Belden only a few miles away, giving you nearby services while maintaining a rural mountain feel.

    This property is well suited for buyers looking to build a full-time home, a vacation retreat, or a retirement residence in a recreation-oriented setting. With Forest Service adjacency and previously completed perk testing, it offers a practical starting point for planning a future development while keeping close connections to the river and local community amenities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Suggested Use

    Auto Parts Store Food Market Grocery & Convenience Store Auto Repair Shop

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Twain
    County
    Plumas
    State
    California
    Longitude
    -121.07025
    Latitude
    40.018395

    Nearby Similar for Sale

    • $1,900,000
      10,000 SF

      Twain Commercial Opportunity on Feather River

      80-acre commercial/industrial property with mining permit and river frontage.
      8175 Butterfly Valley Twain Road, Twain, CA 95984
      View Details
    • $375,000
      1,490 SF

      Twain Store & RV Park

      Established destination with general store, restaurant, RV park, and residence.
      130 Butterfly Valley Twain Road, Twain, CA 95984
      View Details
    • $1,900,000

      Industrial Land with River Frontage

      Two-parcel industrial site on the Feather River with certified mining permit and multiple buildings for storage and operations.
      8175 Butterfly Valley Twain Road, Twain, CA 95984
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    • $1,900,000
      10,000 SF

      Twain Commercial/Industrial Property with River Frontage

      Unique 80-acre commercial/industrial property with Feather River frontage and mining permit.
      8175 Butterfly Valley Twain Road, Twain, CA 95984
      View Details
    • $74,900

      Feather River Canyon Land Parcels

      Two adjacent parcels in Feather River Canyon, perfect for retreat.
      8439 - 8367 Butterfly Valley Twain Road, Twain, CA 95984
      View Details

    FAQs

    What type of property is this?
    Residential land & home lot - Two adjacent parcels near the Feather River, with power at the corner and perk testing previously completed for development.
    Where is this residential land & home lot located?
    The property is located at 8439 - 8367 Butterfly Valley Twain Road Twain, CA.
    What is the asking price?
    The asking price for this property is $74,900.
    What are key features of this property?
    This property features: Two adjacent parcels totaling 2.17 acres in the Feather River Canyon; Lots border Forest Service land for privacy and direct access to nature; Walking distance to the Feather River, Twain Post Office, and the local store
    (530) 394-4409
    We can help!
    Listing Contact
    ALEXUS J VAUGHN
    Real Estate License ID: 02174915
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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    8439 - 8367 Butterfly Valley Twain Road, Twain, CA 95984
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