Entity Owned Property summary
AI-generated overview
This exceptional multifamily investment property, located at 48960 River Park Rd, Oakhurst, CA 93644, presents a compelling opportunity for discerning investors. The property consists of an eight-unit apartment building, totaling 6,400 square feet of net rentable space, situated on a spacious 20,473 square foot lot. Built in 1972 and extensively renovated in 2022, the property boasts a 100% occupancy rate, generating a strong net operating income (NOI) of $51,753, resulting in a 5.00% capitalization rate. The asking price is $1,035,065, translating to $129,383.12 per unit and $328.59 per square foot. The property features two buildings, each two stories high, and is conveniently located near town and a park, offering residents a desirable lifestyle. The property's Assessed Parcel Number (APN) is 066-021-010. This stabilized investment presents a rare opportunity to acquire a high-performing multifamily asset in a desirable location. The property's strong cash flow and recent renovations make it an ideal addition to any investment portfolio. The property is currently under Caltree ownership.
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1972
Construction
WOOD
Total area
3,150 SF
Lot
0.47 ac (20,473 SF)
Zoning code
RUM
APN
066-021-010-000
UPID
US10-2979545
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$710k
CAP Approach
CAP
$495k
Comparable Approach
Comparable
$658k
Blend (final)
Blend
$825k
Owner & transaction history
since 2026
Last sale
$900,000
7 recorded transactions
Zoning & alternative use
RUM · Oakhurst, CA
Top alternative use upside
Commercial (general)
$805,000
+92.1%
Auto repair, garage
$450,000
+7.0%
Office building
$425,000
+1.1%
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
3 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
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Summary
1
Valuation conclusion
Included free
Estimated market value
$825k
Value range
$743k – $908k
±10% around blend
Estimated value / SF
$262 / SF
Confidence
Property data
100
Market benchmarks
33
Comparable evidence
60
$743k
blend $825k
$908k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
3,150 SF
Lot area
0.47 ac
Year built
1972
Stories
1
APN
066-021-010-000
Zoning
RUM
Assessed value
$944,350
Annual tax
$11,910
3
Income approach: direct capitalization
Partial preview
Income approach indication
$495k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$535k
@ 6.5% CAP return
$495k
@ 7% CAP return
$460k
4
Sales comparison
Partial preview
Sales approach indication
$658k
Range $221k – $658k
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$825k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 33 sales
$133
+97%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $262/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Commercial (general)
Gross theoretical uplift
+92%
vs current-use indication
Auto Repair, Garage
Office Building
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Professional Plan · 30 reports
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Overview
Implied cap rate
3.90%
Implied, in-place cap rate for this apartment buildings
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 3.90%
9.0%
NOI (est.)
$63k *
Last sale · Jul 2022
$900k
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$1.62M
Move the market yield to see immediate price impact.
Value / SF
$513
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
3.40%3.90%4.40%
$57k
$1.67M
$1.45M
$1.29M
$63k
$1.85M
$1.62M
$1.43M
$69k
$2.04M
$1.78M
$1.57M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$11,910
Tax year 2024
Assessed value
$944,350
Assessed 2024
Previous assessed
$944,350
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$135,252
Assessed improvement
$809,098
Applied tax rate
56.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1972
Construction
WOOD
Heating
NONE
Buildings
2
Stories
1
Units
4
Bathrooms
3
Total area
3,150 SF
Lot
0.47 ac (20,473 SF)
Zoning code
RUM
APN
066-021-010-000
UPID
US10-2979545
Jurisdiction
MADERA
Zoning & alternative use
RUM · Oakhurst, CAZoning RUM · permitted uses
RUM · Oakhurst, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1972
Construction
WOOD
Heating
NONE
Stories
1
Buildings
2
Units
4
Bathrooms
3
Lot
0.47 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
RUM
Jurisdiction
Oakhurst, CA
Recorded code
RUM
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Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
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