Legacy Properties
Buyer briefs
Three ways
to own it.
The same 2.6 acres reads differently depending on what you are buying. Below, the property from three angles — the numbers that matter to each, what to verify, and where to start.
Cash flow
with a
second
act.
You are buying three separately monetizable structures on commercially zoned highway frontage — with a tenant already paying, and four units of upside that do not require the land to change.
A wellness tenant holds the detached studio at $1,500 per month NNN. The 2,854 sf residence leased previously at $3,000 NNN and can be returned to that basis. The partially converted garage is the value-add: finish it and it becomes a third income stream on a footprint you have already paid for. Nothing in the stack depends on entitlement work or a rezone.
The land itself is the floor under the deal. Highway 4 is the only road into Murphys from the west — frontage on it is finite, and there is no comparable commercial parcel with three buildings and mature acreage coming to market behind this one.
Back to its prior $3,000 NNN basis. Zero capital, immediate — the single highest-return move on day one.
Conversion is already underway. Completed as a long-term unit it models near $1,800 per month on an existing shell.
Ground, agricultural or parking lease on land you are not otherwise using — modelled near $1,000 per month.
The commercial zoning is what makes this optional rather than contested. Short-term operation moves the same square footage into a far higher band.
| Zoning & permitted uses | County letter on file |
| Studio lease | Copy on request |
| Prior residence lease | Copy on request |
| Garage conversion scope | Walkthrough at tour |
| Water, septic, utilities | Buyer to verify |
| STR / lodging pathway | Buyer to confirm with county |
| Tax & insurance basis | In investor packet |
Component figures are worked examples of how a monthly total could be assembled — illustrative modelling, not a projection or guarantee. Full scenario ladder is on the listing page.
A property
guests
arrive
already
loving.
Murphys draws visitors for the wineries and keeps them for the walkable Main Street. What the town does not have is a small, characterful lodging property with its own grounds, its own gate and commercial zoning already in hand.
Three structures give you a staged build: the restored 1902 farmhouse as four guest rooms with a common parlour and porch, the detached studio as a treatment room or a two-key suite, the garage as the honeymoon cottage. Old-growth walnut trees and mature orchard make the outdoor room that photographs itself — the ceremony lawn, the long table, the fire circle.
Because it is commercially zoned on the highway, the sign out front is legal, the wine licence conversation is a shorter one, and daytime traffic can be turned into a tasting room or café without fighting a residential neighbourhood for it.
Farmhouse as four rooms, breakfast on the porch, studio as spa. Small enough to run with a two-person team, large enough to book out a wedding party.
A producer takes the ground floor and the frontage; the upper floor and outbuildings stay lodging. Two revenue clocks on one parcel.
Buy-out weekends for wellness, writing and corporate retreats. One booking fills every structure — the highest revenue per night, the lowest turnover cost.
Confirm the lodging and event pathway with Calaveras County, the transient occupancy tax treatment, parking counts for assembly use, septic capacity at your key count, and ADA scope in a 1902 structure. The existing studio lease also sets your earliest possible take-over date for that building. We will bring these into the first call rather than leave them to escrow.
Commercial zoning. Highway frontage and signage position. A full interior restoration — soaring ceilings, intricate woodwork, period hardware, modern systems — so your capital goes to guest experience rather than structure. Grounds mature enough to host on from the first season. A tenant paying while you plan.
Live in it.
Let it
pay for
itself.
Four bedrooms, three baths and 2,854 square feet of restored 1902 farmhouse, on 2.6 parklike acres — with a tenant in the studio covering a meaningful share of the carry before you have unpacked.
This is the version of the property where the outbuildings work for you instead of a spreadsheet. The studio stays leased at $1,500 NNN, or becomes the guest house, the studio proper, the office away from the house. The garage finishes into a suite for family who visit for three weeks at a time. The orchard and the old walnuts are yours to sit under.
And the commercial zoning stays in your pocket. You are not obliged to use it — but it means the house you love is also the asset your family can operate, lease or sell into a different market later. Very few homes give you that option and a porch this good.
Period woodwork and hardware, high ceilings, a kitchen that works, a porch built for the whole afternoon. Restoration already done to a standard you would not attempt twice.
Keep the tenant and the income, or take it back as a guest house, painting studio or the office that is not in the house.
Conversion under way. Finish it as a suite for visiting family, a bunk room, or a nightly rental for the weeks you are away.
Old-growth walnuts, mature orchard, room for a garden, a lawn large enough for the family wedding. Landmarks you inherit rather than plant.
A commercially zoned parcel on a state highway is not a quiet cul-de-sac — frontage is the asset, and it comes with traffic. Financing a mixed-use property with a commercial tenant also works differently from a standard residential loan; we can introduce lenders who have done exactly this in Murphys. Everything else — schools, water, septic, insurance — is in the packet.
Tell us which
brief is yours.
We will send the packet built for it — leases and zoning for the investor, county pathway notes for hospitality, carry and financing for the lifestyle buyer.