Rancho Mirage 55+ Community
For Sale
$149,000
70260 Highway 111 42, Rancho Mirage, CA 92270
Two-bedroom home in a gated 55+ community.
Property Size676 SF
Lot Size0.07 Acres
Days on Market277
Property Features for 70260 Highway 111 42
General Information
Standard status
Active
Size
676 SF
Lot size
0.07 Acres
Property subtype
Other
Building Details
Building Size
676 SF
Year Built
1959
Listing Agency:
(760) 668-2399
Listed By:
Elaine Stewart · License #1169846
(760) 668-2399
Source:
Elliman
Added: Nov 28, 2025
Changed: Aug 24
Last Checked: Aug 31 at 5:52PM
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 Elaine Stewart
Investment Insights
Based on property information with market context.
This property is located within Blue Skies, a gated 55+ community of manufactured homes. Ownership includes the land. The home features 2 bedrooms and one bath, with inside laundry. The open living, dining, and kitchen area includes multiple windows with mountain views and ample cabinet space. Outdoor space includes a covered patio, a garden, and an additional patio for increased privacy. A newer AC unit is installed. The HOA dues are $360 per month and include cable TV, internet, water, and trash pick up. The property is sold furnished. Community amenities include a pool and clubhouse.
Key Highlights
- You own the land.
- Low HOA fee includes cable TV, internet, water, and trash pickup.
- Gated 55+ community with pool and clubhouse.
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
$10,942
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%
$218,840
$218.8K
Cap Rate 7%
$156,314
$156.3K
Cap Rate 9%
$121,578
$121.6K
Market Conditions
NOI Build-Up for 676 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
$20.3K $30.00/SF
− Vacancy
−$385 −$0.57/SF
EGI
$19.9K $29.43/SF
− OpEx
−$9.0K −$13.24/SF
NOI
$10.9K $16.19/SF
Area
Riverside County, CA
Vacancy
1.90%
Lease Rate
$30.00 /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%
$218,840
Cap Rate 7%
$156,314
Cap Rate 9%
$121,578
Alternative Uses
Best Use
Apartment 5plus
$156.3K
$136.8K – $182.4K
NOI $10,942 @ 7.0% cap · market cap 7.34%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$202.5K
$177.2K – $236.3K
NOI $14,176 @ 7.0% cap · market cap 9.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
321
Businesses Nearby
Explore this area
Business Placement
Demographics for 92270, CA
16,999
Population
14,936
Households
1.1
Avg Household Size
66
Median Age
47%
College-Educated
95%
High-School Grad
25.6 sq mi
ZIP Area
664
Density / Sq Mi
$109,943
Median Household Income
$60,084
Median Earnings
$1,575
Median Rent
$747,800
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 - Two-bedroom home in a gated 55+ community.
Where is this mobile home & rv park located?
The property is located at 70260 Highway 111 42 Rancho Mirage, CA.
What is the asking price?
The asking price for this property is $149,000.
What are key features of this property?
This property features: You own the land.; Low HOA fee includes cable TV, internet, water, and trash pickup.; Gated 55+ community with pool and clubhouse.
