Manufactured Home in 55+
For Sale
$190,000
10108 Forest Springs Dr, Grass Valley, CA 95949
Manufactured 2-bedroom, 2-bath home with central heating and air, covered patio, carport parking, and detached storage shed.
Property Size1,180 SF
Price / SF$161.02
Days on Market66
Property Features for 10108 Forest Springs Dr
General Information
Standard status
Active
Size
1,180 SF
Property subtype
Manufactured In Park
Amenities
covered patio
carport parking
low-maintenance yard
detached storage shed
clubhouse
swimming pool
spa
fitness center
dog park
bocce ball
billiards
library
nature trails
Listing Agency:
Windermere Signature Properties Roseville/Granite Bay
7841500
Listed By:
Rodney P. Plam · License #01943166
7099994
Source:
Exprealty
Added: Jul 16
Changed: Sep 5
Last Checked: Sep 19 at 1:49PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Windermere Signature Properties Roseville/Granite Bay
Investment Insights
Based on property information with market context.
Located in Forest Springs, a 55+ community surrounded by tall pines, this 2-bedroom, 2-bath manufactured home offers an open living and dining area and approximately 1,200 square feet. Inside, you’ll find central heating and air, laminate flooring, and a spacious kitchen with abundant cabinetry, generous counter space, and stainless steel appliances. The home also includes a covered patio, carport parking, a low-maintenance yard, and a detached storage shed. Please note some listing photos have been altered for presentation, and original photos are available via piercex.com/mobile_homes.
Forest Springs residents have access to an on-site clubhouse, swimming pool and spa, fitness center, dog park, and recreation amenities including bocce ball and billiards, along with a library and nature trails. The community also offers a full calendar of social activities.
This configuration supports a comfortable primary bedroom setup and a second bedroom suited to guest use, hobbies, or a home office.
Forest Springs residents have access to an on-site clubhouse, swimming pool and spa, fitness center, dog park, and recreation amenities including bocce ball and billiards, along with a library and nature trails. The community also offers a full calendar of social activities.
This configuration supports a comfortable primary bedroom setup and a second bedroom suited to guest use, hobbies, or a home office.
Key Highlights
- 55+ Forest Springs manufactured home with 2 bedrooms and 2 bathrooms
- Almost 1,200 sq ft with a bright, open living and dining area
- Central heating and air plus laminate flooring
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
$15,537
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
8.18%
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%
$310,740
$310.7K
Cap Rate 7%
$221,957
$222.0K
Cap Rate 9%
$172,633
$172.6K
Market Conditions
NOI Build-Up for 1,180 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
$29.7K $25.20/SF
− Vacancy
−$1.5K −$1.26/SF
EGI
$28.2K $23.94/SF
− OpEx
−$12.7K −$10.77/SF
NOI
$15.5K $13.17/SF
Area
Nevada County, CA
Vacancy
5.00%
Lease Rate
$25.20 /SF/Yr
Expense Ratio
45.00%
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%
$310,740
Cap Rate 7%
$221,957
Cap Rate 9%
$172,633
Alternative Uses
Best Use
Apartment 5plus
$222.0K
$194.2K – $259.0K
NOI $15,537 @ 7.0% cap · market cap 8.18%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$421.9K
$369.1K – $492.2K
NOI $29,531 @ 7.0% cap · market cap 15.54%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
55
Businesses Nearby
Explore this area
Business Placement
Demographics for 95949, CA
20,720
Population
8,644
Households
2.4
Avg Household Size
52
Median Age
32%
College-Educated
96%
High-School Grad
136.9 sq mi
ZIP Area
151
Density / Sq Mi
$90,309
Median Household Income
$40,553
Median Earnings
$1,827
Median Rent
$551,700
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?
Mobile home & RV park - Manufactured 2-bedroom, 2-bath home with central heating and air, covered patio, carport parking, and detached storage shed.
Where is this mobile home & rv park located?
The property is located at 10108 Forest Springs Dr Grass Valley, CA.
What is the asking price?
The asking price for this property is $190,000.
What are key features of this property?
This property features: 55+ Forest Springs manufactured home with 2 bedrooms and 2 bathrooms; Almost 1,200 sq ft with a bright, open living and dining area; Central heating and air plus laminate flooring
