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21581 Phoenix Lake Rd - Hemingway's Retreat 3.6 Acres of Commercial Land Offered at $1,150,000 in Sonora, CA 95370
Investment Highlights
- A utility conversion is paid for and underway to transition electric and gas to direct billing, significantly reducing operating expenses
- Located in a high-barrier market near Yosemite, benefits from strong housing demand.
- The property generates $73,916 in NOI at a 6.43% cap rate, offering investors stable yield.
- Income is generated from park-owned homes, mobile home lots, and a single-family residence, reducing reliance on any single unit type
- A total of 9 park-owned park model homes included in sale, in good condition.
- Allows for multi-family residential use with open space flexibility, and potential future development.
Executive Summary
Hemingway’s Retreat is a 13-unit community located in Sonora, California, in the foothills of Tuolumne County, approximately 60 minutes from Yosemite National Park. Built in 1958, the property operates at ~92% occupancy and generates $73,916 in NOI, offering a 6.43% cap rate with immediate cash flow. Included in the sale is a total of well-maintained 9 park-owned park model homes, 3 tenant owned homes, and 1 single-family residence, Utilities consist of master-metered electric, well water, and septic systems, creating additional upside through future utility recapture. Included in the sale is additional parcel ±2.1-acre zoned R-3 offering potential for future development (buyer to verify). Situated along Phoenix Lake Road in a scenic, foothill setting, the property benefits from strong local housing demand and tourismdriven traffic. With below-market rents, infill opportunity, and development potential, Hemmingway’s Retreat presents a straightforward value-add investment in a supply-constrained California market.
Property Facts
| Price | $1,150,000 | Property Subtype | Commercial |
| Sale Type | Investment | Proposed Use | Manufactured Homes or Mobile Home Park |
| No. Lots | 1 | Total Lot Size | 3.60 AC |
| Property Type | Land | ||
| Zoning | R-3 - Residential | ||
| Price | $1,150,000 |
| Sale Type | Investment |
| No. Lots | 1 |
| Property Type | Land |
| Property Subtype | Commercial |
| Proposed Use | Manufactured Homes or Mobile Home Park |
| Total Lot Size | 3.60 AC |
| Zoning | R-3 - Residential |
1 Lot Available
Lot
| Price | $1,150,000 | Lot Size | 3.60 AC |
| Price Per AC | $319,444.44 |
| Price | $1,150,000 |
| Price Per AC | $319,444.44 |
| Lot Size | 3.60 AC |
Hemingway’s Retreat is a 13-unit community located in Sonora, California, in the foothills of Tuolumne County, approximately 60 minutes from Yosemite National Park. 9 park-owned park model homes, 3 tenant owned homes, and 1 single-family residence.
Not walkable
10/100
Exceptionally drivable
100/100
Somewhat bikeable
20/100
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21581 Phoenix Lake Rd - Hemingway's Retreat
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