Two-Unit Duplex with
For Sale
$410,000
Pending
Cottonwood, CA 96022, Cottonwood, CA 96022
Residential Income, Cottonwood, CA
Property Size1,600 SF
Days on Market95
Property Features
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning description
NOT AVAILABLE
Bedrooms
4
Full bathrooms
6
Rooms
Bedroom 1, Bathroom 5, Bathroom 3, Bathroom 1, Bedroom 4, Bedroom 2, Bathroom 2, Bedroom 3, Bathroom 4, Bathroom 6
Parking
4
Parking features
Gated, Boat, Open
Subdivision
LAKE CALIFORNIA
Directions
Lake California Dr, Right at Chimney Rock Dr, left on Pitt River Place, go to end of cul-de-sac.
Standard status
Pending
APN
101-030-029
Taxes and HOA fees
HOA Fee
$87 Monthly
Utilities
Cooling system
Central Air
Amenities
wood-burning fireplaces
private oak-shaded yards
gated community
private lake
river access
horse facilities
trails
pool
clubhouse
restaurant
playgrounds
ponds
tennis court
private airstrip
Building Details
Year built
1992
Floors in Building
2
Number of units
2
Building materials
Wood Siding
Listing Agency:
The Virtual Realty Group
(831) 676-7844
Listed By:
Donna Morris · License #01982494
(530) 510-1912
Added: May 20
Changed: Aug 21
Last Checked: Aug 22 at 8:06PM
MLS# 26-2428
Copyright © 2026 Shasta Association of REALTORS®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 1992 wood-sided duplex contains approximately 1,600 sq ft of living area across two residences. Each unit includes 2 bedrooms, 2.5 baths, a two-car garage, and a private yard shaded by oak trees. Interior features include wood-burning fireplaces, central air, and a den with a view into the main living room. Both units are identified as rented, with Unit A’s stated term running through July.
The property is situated within a gated community offering a private lake, river access, horse facilities, trails, a pool, clubhouse, restaurant, playgrounds, ponds, tennis court, and private airstrip. Parking features include gated, boat, and open parking.
The property is situated within a gated community offering a private lake, river access, horse facilities, trails, a pool, clubhouse, restaurant, playgrounds, ponds, tennis court, and private airstrip. Parking features include gated, boat, and open parking.
Key Highlights
- Two‑unit duplex with approximately 1,600 sq ft of living area
- Each unit offers 2 bedrooms and 2.5 baths
- Two‑car garage provided for each residence
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
$19,018
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
4.64%
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%
$380,360
$380.4K
Cap Rate 7%
$271,686
$271.7K
Cap Rate 9%
$211,311
$211.3K
Market Conditions
NOI Build-Up for 1,600 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
$28.6K $17.88/SF
− Vacancy
−$1.4K −$0.90/SF
EGI
$27.2K $16.98/SF
− OpEx
−$8.2K −$5.09/SF
NOI
$19.0K $11.89/SF
Area
Shasta County, CA
Vacancy
5.03%
Lease Rate
$17.88 /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%
$380,360
Cap Rate 7%
$271,686
Cap Rate 9%
$211,311
Alternative Uses
Best Use
Multifamily LT 5
$271.7K
$237.7K – $317.0K
NOI $19,018 @ 7.0% cap · market cap 4.64%
Second Best
Apartment 5plus
$250.0K
$218.8K – $291.7K
NOI $17,501 @ 7.0% cap · market cap 4.27%
Theoretical Best
Specialty Retail
$356.2K
$311.7K – $415.6K
NOI $24,935 @ 7.0% cap · market cap 6.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
2
Businesses Nearby
Explore this area
Business Placement
Demographics for 96022, CA
16,528
Population
6,539
Households
2.5
Avg Household Size
43
Median Age
22%
College-Educated
89%
High-School Grad
248.6 sq mi
ZIP Area
66
Density / Sq Mi
$87,220
Median Household Income
$49,738
Median Earnings
$1,409
Median Rent
$355,300
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 - Each residence includes two bedrooms, two-and-a-half baths, and a private oak-shaded yard.
Where is this duplex located?
The property is located at Cottonwood, CA.
What is the asking price?
The asking price for this property is $410,000.
What are key features of this property?
This property features: Two‑unit duplex with approximately 1,600 sq ft of living area; Each unit offers 2 bedrooms and 2.5 baths; Two‑car garage provided for each residence
