Three-Bedroom Residential Income
New
For Sale
$274,000
1081 W Arrow Hwy 86, Azusa, CA 91702
Mobile home in an all-age park with open living, dining, and kitchen areas.
Property Size1,248 SF
Price / SF$219.55
Days on Market3
Property Features for 1081 W Arrow Hwy 86
General Information
Standard status
Active
Size
1,248 SF
Property subtype
Manufactured In Park
Site & Location
Highway Access
Yes
Public Transit
Yes
Additional Details
Asking Price
$274,000
Listing Agency:
HOMEQUEST REAL ESTATE
(909) 606-0888
Listed By:
Rebecca Chambless
(626) 963-2050
Source:
Tfregroup
Added: Sep 19
Changed: Sep 21
Last Checked: Sep 21 at 6:17AM
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 HOMEQUEST REAL ESTATE
Investment Insights
Based on property information with market context.
This 1,248-square-foot mobile home includes three bedrooms and two bathrooms, with an open arrangement connecting the living room, dining area, and kitchen. The primary bedroom features two closets, a separate shower, and a sunken tub. Dual-pane windows with vertical blinds are installed throughout, while carpet covers the living spaces and bedrooms; the kitchen and bathrooms have vinyl flooring.
The home sits toward the rear of an all-age park near the 210 and 10 freeways, public transportation, West Covina mall, and local conveniences. The site provides parking for at least 4 smaller cars and includes a slab suitable for a shed. Park amenities include a gathering area, pool, and an outdoor seating area with BBQ space.
The home sits toward the rear of an all-age park near the 210 and 10 freeways, public transportation, West Covina mall, and local conveniences. The site provides parking for at least 4 smaller cars and includes a slab suitable for a shed. Park amenities include a gathering area, pool, and an outdoor seating area with BBQ space.
Key Highlights
- 1,248‑square‑foot mobile home with 3 bedrooms and 2 bathrooms
- Open living room, dining area, and kitchen configuration
- Primary bedroom has 2 closets, a separate shower, and a sunken tub
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
$20,081
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
7.33%
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%
$401,620
$401.6K
Cap Rate 7%
$286,871
$286.9K
Cap Rate 9%
$223,122
$223.1K
Market Conditions
NOI Build-Up for 1,248 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
$39.7K $31.80/SF
− Vacancy
−$3.2K −$2.54/SF
EGI
$36.5K $29.26/SF
− OpEx
−$16.4K −$13.17/SF
NOI
$20.1K $16.09/SF
Area
Los Angeles County, CA
Vacancy
8.00%
Lease Rate
$31.80 /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%
$401,620
Cap Rate 7%
$286,871
Cap Rate 9%
$223,122
Alternative Uses
Best Use
Apartment 5plus
$286.9K
$251.0K – $334.7K
NOI $20,081 @ 7.0% cap · market cap 7.33%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$668.2K
$584.7K – $779.5K
NOI $46,772 @ 7.0% cap · market cap 17.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,146
Businesses Nearby
Explore this area
Business Placement
Demographics for 91702, CA
62,328
Population
18,218
Households
3.4
Avg Household Size
34
Median Age
24%
College-Educated
78%
High-School Grad
65.0 sq mi
ZIP Area
959
Density / Sq Mi
$87,577
Median Household Income
$35,714
Median Earnings
$1,847
Median Rent
$604,600
Median Home Value
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Frequently Asked Questions
What type of property is this?
Residential income property - Mobile home in an all-age park with open living, dining, and kitchen areas.
Where is this residential income property located?
The property is located at 1081 W Arrow Hwy 86 Azusa, CA.
What is the asking price?
The asking price for this property is $274,000.
What are key features of this property?
This property features: 1,248‑square‑foot mobile home with 3 bedrooms and 2 bathrooms; Open living room, dining area, and kitchen configuration; Primary bedroom has 2 closets, a separate shower, and a sunken tub
