Two-Bedroom Manufactured
For Sale
$230,000
105-13096 Blackbird St, Garden Grove, CA 92843
Open-plan residence with two ensuite bedrooms, community amenities, and access to shopping, dining, and freeway connections.
Property Size860 SF
Price / SF$267.44
Days on Market52
Property Features for 105-13096 Blackbird St
General Information
Standard status
Active
Size
860 SF
Property subtype
Manufactured In Park
Listing Agency:
Gold Star Realty
(818) 757-4567
Listed By:
William Schebeck · License #01872195
(818) 757-4567
Source:
Exprealty
Added: Jul 2
Changed: Aug 21
Last Checked: Aug 22 at 9:12AM
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 Gold Star Realty
Investment Insights
Based on property information with market context.
This 860-square-foot manufactured home offers a two-bedroom, two-bathroom layout with an open central living plan. Each bedroom connects directly to its own ensuite bathroom, which includes a stone shower, along with a large closet. The residence also features nine-foot flat ceilings throughout.
Community amenities include a clubhouse, swimming pool, and playground. The property is in a family-oriented community with rent control and is situated near freeway access, shopping, and dining. The address is 105-13096 Blackbird St in Garden Grove, California.
Community amenities include a clubhouse, swimming pool, and playground. The property is in a family-oriented community with rent control and is situated near freeway access, shopping, and dining. The address is 105-13096 Blackbird St in Garden Grove, California.
Key Highlights
- 860 SF manufactured home with 2 bedrooms and 2 bathrooms
- Open floor plan with 9‑foot flat ceilings throughout
- Both bedrooms include ensuite bathrooms with stone showers
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
$12,873
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
5.60%
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%
$257,460
$257.5K
Cap Rate 7%
$183,900
$183.9K
Cap Rate 9%
$143,033
$143.0K
Market Conditions
NOI Build-Up for 860 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
$24.8K $28.80/SF
− Vacancy
−$1.4K −$1.58/SF
EGI
$23.4K $27.22/SF
− OpEx
−$10.5K −$12.25/SF
NOI
$12.9K $14.97/SF
Area
Garden Grove, CA
Vacancy
5.50%
Lease Rate
$28.80 /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%
$257,460
Cap Rate 7%
$183,900
Cap Rate 9%
$143,033
Alternative Uses
Best Use
Apartment 5plus
$183.9K
$160.9K – $214.6K
NOI $12,873 @ 7.0% cap · market cap 5.60%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$269.1K
$235.5K – $314.0K
NOI $18,840 @ 7.0% cap · market cap 8.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,583
Businesses Nearby
Explore this area
Business Placement
Demographics for 92843, CA
45,480
Population
12,051
Households
3.8
Avg Household Size
38
Median Age
18%
College-Educated
69%
High-School Grad
4.0 sq mi
ZIP Area
11,370
Density / Sq Mi
$82,009
Median Household Income
$34,941
Median Earnings
$1,878
Median Rent
$665,900
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Open-plan residence with two ensuite bedrooms, community amenities, and access to shopping, dining, and freeway connections.
Where is this residential income property located?
The property is located at 105-13096 Blackbird St Garden Grove, CA.
What is the asking price?
The asking price for this property is $230,000.
What are key features of this property?
This property features: 860 SF manufactured home with 2 bedrooms and 2 bathrooms; Open floor plan with 9‑foot flat ceilings throughout; Both bedrooms include ensuite bathrooms with stone showers
