All-Ages Mobile Home
For Sale
$229,000
1436 Playground Way, Modesto, CA 95355
New 2026 residence with three bedrooms, two full baths, and a stainless steel appliance package.
Property Size1,325 SF
Price / SF$172.83
Days on Market13
Property Features for 1436 Playground Way
General Information
Standard status
Active
Size
1,325 SF
Property subtype
Manufactured In Park
Additional Details
Multifamily Units
1
Amenities
gated pool
playground
basketball court
club house
Listing Agency:
HomeSmart PV & Associates
6028996
Listed By:
Daniel R. Maez
6028996
Source:
Exprealty
Added: Aug 19
Changed: Aug 30
Last Checked: Aug 30 at 8:20PM
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 HomeSmart PV & Associates
Investment Insights
Based on property information with market context.
Dry Creek Mobile Estates includes a new 2026 home that has not been occupied and comes with transferable builder warranties. The residence features an open layout with three bedrooms and two full baths, along with stainless steel kitchen appliances, solid-surface countertops, an island, and laminate flooring. Low-maintenance yards complement the home.
Park amenities include a gated pool, playground, basketball court, and clubhouse. The community is designated for all ages and operates as an owners-only park. Schools, shopping, and commuter routes are located nearby. Interior images are stock photography, and finishes such as paint color may vary among homes.
Park amenities include a gated pool, playground, basketball court, and clubhouse. The community is designated for all ages and operates as an owners-only park. Schools, shopping, and commuter routes are located nearby. Interior images are stock photography, and finishes such as paint color may vary among homes.
Key Highlights
- New 2026 home has never been occupied
- Transferable builder warranties included
- Three bedrooms and two full baths
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
$17,630
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
7.70%
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%
$352,600
$352.6K
Cap Rate 7%
$251,857
$251.9K
Cap Rate 9%
$195,889
$195.9K
Market Conditions
NOI Build-Up for 1,325 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
$33.4K $25.20/SF
− Vacancy
−$1.3K −$1.01/SF
EGI
$32.1K $24.19/SF
− OpEx
−$14.4K −$10.89/SF
NOI
$17.6K $13.31/SF
Area
Modesto, CA
Vacancy
4.00%
Lease Rate
$25.20 /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%
$352,600
Cap Rate 7%
$251,857
Cap Rate 9%
$195,889
Alternative Uses
Best Use
Apartment 5plus
$251.9K
$220.4K – $293.8K
NOI $17,630 @ 7.0% cap · market cap 7.70%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$445.2K
$389.6K – $519.4K
NOI $31,164 @ 7.0% cap · market cap 13.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
112
Businesses Nearby
Explore this area
Business Placement
Demographics for 95355, CA
62,337
Population
22,136
Households
2.8
Avg Household Size
38
Median Age
24%
College-Educated
90%
High-School Grad
9.3 sq mi
ZIP Area
6,703
Density / Sq Mi
$83,460
Median Household Income
$46,482
Median Earnings
$1,719
Median Rent
$447,600
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 - New 2026 residence with three bedrooms, two full baths, and a stainless steel appliance package.
Where is this mobile home & rv park located?
The property is located at 1436 Playground Way Modesto, CA.
What is the asking price?
The asking price for this property is $229,000.
What are key features of this property?
This property features: New 2026 home has never been occupied; Transferable builder warranties included; Three bedrooms and two full baths
