Senior Park with Lagoon
For Sale
$155,000
1800 S MAIN St 60, Lakeport, CA 95453
Senior park with parking, dock, and lake access.
Property Size1,440 SF
Days on Market276
Property Features for 1800 S MAIN St 60
General Information
Standard status
Active
Size
1,440 SF
Property subtype
Other
Building Details
Building Size
1,440 SF
Year Built
1977
Listing Agency:
RE/MAX Lake County Realty
(510) 220-7796
Listed By:
Donald Morris · License #00387798
(510) 220-7796
Source:
Elliman
Added: Nov 28, 2025
Changed: Aug 23
Last Checked: Aug 30 at 2:43PM
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 RE/MAX Lake County Realty
Investment Insights
Based on property information with market context.
This senior park property includes parking for at least 6 vehicles. RV parking is possible with manager approval. A dock and ramp at the rear of the lot provide access to a lagoon with a waterway to the lake. Concrete surrounds the manufactured home on three sides. The property features a front lawn and a patio with an awning between the home and a storage building, with a covered walkway to the lagoon. A propane gas generator is connected to the gas line and wired to keep the home electrified. The side yard is enclosed. Two mini-split systems are installed in the home. The property is in prime condition.
Key Highlights
- Lagoon Access: Enjoy direct access to the lagoon and waterway to the lake with a dock and ramp conveniently located at the rear of the lot.
- Ample Parking: The property provides parking for at least 6 vehicles, with potential RV parking available (subject to manager approval).
- Includes a propane gas generator connected to the gas line and home wiring for continuous power.
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
$11,376
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
7.34%
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%
$227,520
$227.5K
Cap Rate 7%
$162,514
$162.5K
Cap Rate 9%
$126,400
$126.4K
Market Conditions
NOI Build-Up for 1,440 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
$21.8K $15.12/SF
− Vacancy
−$1.1K −$0.76/SF
EGI
$20.7K $14.36/SF
− OpEx
−$9.3K −$6.46/SF
NOI
$11.4K $7.90/SF
Area
Lake County, CA
Vacancy
5.00%
Lease Rate
$15.12 /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%
$227,520
Cap Rate 7%
$162,514
Cap Rate 9%
$126,400
Alternative Uses
Best Use
Apartment 5plus
$162.5K
$142.2K – $189.6K
NOI $11,376 @ 7.0% cap · market cap 7.34%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$578.0K
$505.7K – $674.3K
NOI $40,457 @ 7.0% cap · market cap 26.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
528
Businesses Nearby
Explore this area
Business Placement
Demographics for 95453, CA
11,978
Population
5,488
Households
2.2
Avg Household Size
48
Median Age
24%
College-Educated
93%
High-School Grad
87.0 sq mi
ZIP Area
138
Density / Sq Mi
$66,775
Median Household Income
$44,929
Median Earnings
$1,091
Median Rent
$371,100
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 - Senior park with parking, dock, and lake access.
Where is this mobile home & rv park located?
The property is located at 1800 S MAIN St 60 Lakeport, CA.
What is the asking price?
The asking price for this property is $155,000.
What are key features of this property?
This property features: Lagoon Access: Enjoy direct access to the lagoon and waterway to the lake with a dock and ramp conveniently located at the rear of the lot.; Ample Parking: The property provides parking for at least 6 vehicles, with potential RV parking available (subject to manager approval).; Includes a propane gas generator connected to the gas line and home wiring for continuous power.
