Updated-Ready Mobile
For Sale
$435,000
151-32302 Alipaz St, San Juan Capistrano, CA 92675
Flexible two-bedroom home with a den, private primary suite, covered parking, and community amenities in an all-age setting.
Property Size1,440 SF
Price / SF$302.08
Days on Market14
Property Features for 151-32302 Alipaz St
General Information
Standard status
Active
Size
1,440 SF
Property subtype
Manufactured In Park
Property Condition
Severity
Repairs Needed
Evidence
ready for updating
Units
Unit Mix
2BR/2BA
Multifamily Units
1
Additional Details
Public Transit
Yes
Amenities
community pool and spa
clubhouse
fitness center
sauna
barbecue and picnic areas
billiard and card rooms
meeting and banquet facilities
common RV parking
Building Details
Year Built
1971
Listing Agency:
Re/Max First Class
(949) 510-4421
Listed By:
Hugo Barron · License #1242640
(949) 510-4421
Source:
Exprealty
Added: Aug 17
Changed: Aug 29
Last Checked: Aug 29 at 7:30PM
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 First Class
Investment Insights
Based on property information with market context.
Located within San Juan Mobile Estates, this 1,440-square-foot mobile home was built in 1971 and includes two bedrooms and two bathrooms. The interior offers a separate office or workspace, dining area with built-in cabinetry, U-shaped kitchen, den, and dedicated laundry room with exterior access to covered parking. The den may be converted into a third bedroom, subject to applicable requirements. A primary suite with private bath is positioned separately from the secondary bedroom and bath. A recently constructed wood deck adds outdoor living space along the home.
The community is all-age and pet-friendly, with city rent control and shared amenities that include a pool and spa, clubhouse, fitness center, sauna, barbecue and picnic areas, billiard and card rooms, meeting and banquet facilities, and common RV parking. Nearby destinations include historic downtown San Juan Capistrano, the Los Rios Historic District, Mission San Juan Capistrano, River Street Marketplace, shopping, restaurants, and the train station. A bike trail leads toward Doheny State Beach and Dana Point Harbor.
The community is all-age and pet-friendly, with city rent control and shared amenities that include a pool and spa, clubhouse, fitness center, sauna, barbecue and picnic areas, billiard and card rooms, meeting and banquet facilities, and common RV parking. Nearby destinations include historic downtown San Juan Capistrano, the Los Rios Historic District, Mission San Juan Capistrano, River Street Marketplace, shopping, restaurants, and the train station. A bike trail leads toward Doheny State Beach and Dana Point Harbor.
Key Highlights
- 1,440‑square‑foot mobile home built in 1971
- Two bedrooms, two bathrooms, and a den that may convert to a third bedroom
- Separate office or workspace, built‑in dining cabinetry, U‑shaped kitchen, and dedicated laundry room
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
$27,486
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
6.32%
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%
$549,720
$549.7K
Cap Rate 7%
$392,657
$392.7K
Cap Rate 9%
$305,400
$305.4K
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
$51.8K $36.00/SF
− Vacancy
−$1.9K −$1.30/SF
EGI
$50.0K $34.70/SF
− OpEx
−$22.5K −$15.62/SF
NOI
$27.5K $19.09/SF
Area
Orange County, CA
Vacancy
3.60%
Lease Rate
$36.00 /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%
$549,720
Cap Rate 7%
$392,657
Cap Rate 9%
$305,400
Alternative Uses
Best Use
Apartment 5plus
$392.7K
$343.6K – $458.1K
NOI $27,486 @ 7.0% cap · market cap 6.32%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$483.7K
$423.2K – $564.3K
NOI $33,857 @ 7.0% cap · market cap 7.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
2,113
Businesses Nearby
Explore this area
Business Placement
Demographics for 92675, CA
35,203
Population
12,801
Households
2.8
Avg Household Size
44
Median Age
42%
College-Educated
89%
High-School Grad
13.4 sq mi
ZIP Area
2,627
Density / Sq Mi
$127,893
Median Household Income
$50,371
Median Earnings
$2,500
Median Rent
$929,700
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 - Flexible two-bedroom home with a den, private primary suite, covered parking, and community amenities in an all-age setting.
Where is this mobile home & rv park located?
The property is located at 151-32302 Alipaz St San Juan Capistrano, CA.
What is the asking price?
The asking price for this property is $435,000.
What are key features of this property?
This property features: 1,440‑square‑foot mobile home built in 1971; Two bedrooms, two bathrooms, and a den that may convert to a third bedroom; Separate office or workspace, built‑in dining cabinetry, U‑shaped kitchen, and dedicated laundry room
