Golden Oaks 55+ Mobile
For Sale
$249,000
Pending
1273 S Rice Rd 100, Ojai, CA 93023
Well-maintained 2BR/2BA home in desirable Ojai senior community.
Property Size1,440 SF
Lot Size0.03 Acres
Days on Market268
Property Features for 1273 S Rice Rd 100
General Information
Standard status
Pending
Size
1,440 SF
Lot size
0.03 Acres
Property subtype
Other
Building Details
Building Size
1,440 SF
Year Built
1971
Stories
1
Listing Agency:
(805) 452-5209
Listed By:
Ann Parent
(805) 452-5209
Source:
Elliman
Added: Nov 28, 2025
Changed: Aug 9
Last Checked: Aug 22 at 11:40AM
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 Ann Parent
Investment Insights
Based on property information with market context.
Located in the 55+ Golden Oaks Mobile Home Park, this well-maintained home features wood floors, new plumbing, a laundry room, and air conditioning. The large floor plan includes 2 bedrooms, 2 bathrooms, a nice entry foyer, and a bonus room. The master bedroom has a walk-in closet and a private bathroom. Solar landscape lights illuminate the front of the property. A fully fenced yard offers gardening space and allows enjoyment of the Ojai setting. The park includes a clubhouse, pool, dog park, community gardens, and RV parking. Hiking and biking trails and downtown Ojai are easily accessible. The Ojai trolley stop is conveniently located in front of the park.
Key Highlights
- Located in the desirable 55+ Golden Oaks Mobile Home Park.
- Features a large floor plan with 2 bedrooms and 2 bathrooms, plus entry foyer and bonus room.
- Enjoy park amenities including a clubhouse, pool, dog park, community gardens, and RV parking.
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
$22,762
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
9.14%
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%
$455,240
$455.2K
Cap Rate 7%
$325,171
$325.2K
Cap Rate 9%
$252,911
$252.9K
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
$43.2K $30.00/SF
− Vacancy
−$1.8K −$1.26/SF
EGI
$41.4K $28.74/SF
− OpEx
−$18.6K −$12.93/SF
NOI
$22.8K $15.81/SF
Area
Ventura County, CA
Vacancy
4.20%
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%
$455,240
Cap Rate 7%
$325,171
Cap Rate 9%
$252,911
Alternative Uses
Best Use
Apartment 5plus
$325.2K
$284.5K – $379.4K
NOI $22,762 @ 7.0% cap · market cap 9.14%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$494.3K
$432.6K – $576.7K
NOI $34,604 @ 7.0% cap · market cap 13.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
133
Businesses Nearby
Explore this area
Business Placement
Demographics for 93023, CA
20,937
Population
9,310
Households
2.2
Avg Household Size
50
Median Age
41%
College-Educated
90%
High-School Grad
266.9 sq mi
ZIP Area
78
Density / Sq Mi
$82,298
Median Household Income
$42,389
Median Earnings
$1,831
Median Rent
$888,700
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mobile home & RV park - Well-maintained 2BR/2BA home in desirable Ojai senior community.
Where is this mobile home & rv park located?
The property is located at 1273 S Rice Rd 100 Ojai, CA.
What is the asking price?
The asking price for this property is $249,000.
What are key features of this property?
This property features: Located in the desirable 55+ Golden Oaks Mobile Home Park.; Features a large floor plan with **2 bedrooms and 2 bathrooms**, plus entry foyer and bonus room.; Enjoy park amenities including a clubhouse, pool, dog park, community gardens, and RV parking.
