Quad-Wide Manufactured Home with Rooftop
For Sale
$769,900
153-32742 Alipaz St, San Juan Capistrano, CA 92675
Quad-wide manufactured home with 3 bedrooms, 2 baths, a 2-car garage, and a rooftop deck in an HOA-only community.
Property Size1,675 SF
Price / SF$459.64
Days on Market86
Property Features for 153-32742 Alipaz St
General Information
Standard status
Active
Size
1,675 SF
Property subtype
Manufactured In Park
Amenities
bike trail
pool
spa
playground
basketball court
dog area
rooftop deck
covered back patio
fireplace
Listing Agency:
RE/MAX Select One
(949) 270-1901
Listed By:
Shannan Lareau · License #01947370
(949) 315-0038
Source:
Exprealty
Added: Jun 12
Changed: Aug 21
Last Checked: Sep 5 at 10:14AM
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 Select One
Investment Insights
Based on property information with market context.
This quad-wide manufactured home offers 3 bedrooms and 2 bathrooms with just under 1,700 square feet of living space. The home includes a remodeled kitchen with quartz countertops and newer appliances, laminated wood flooring, and a fireplace. There is also a separate oversized dining room that could be used as a den, office, or additional bedroom. Additional features include a primary bath with dual sinks, a covered back patio for outdoor use, and a rooftop deck. The attached 2-car garage includes extra loft storage.
The property is located in Rancho del Avion, described as across from The Farm in San Juan Capistrano. The HOA is reported at $350 per month and the seller notes there is no space rent. RV parking is available nearby for an additional $50 per month. Community amenities include a pool, spa, playground, basketball court, dog area, and access to a bike trail.
For added privacy and flexibility, the layout provides generous bedroom sizes with plentiful closet space, plus an oversized dining area that may support multiple living arrangements.
The property is located in Rancho del Avion, described as across from The Farm in San Juan Capistrano. The HOA is reported at $350 per month and the seller notes there is no space rent. RV parking is available nearby for an additional $50 per month. Community amenities include a pool, spa, playground, basketball court, dog area, and access to a bike trail.
For added privacy and flexibility, the layout provides generous bedroom sizes with plentiful closet space, plus an oversized dining area that may support multiple living arrangements.
Key Highlights
- Quad‑wide manufactured home with 3 bedrooms, 2 baths, just under 1,700 sq. ft. of living space
- Rooftop deck with views plus a covered back patio for outdoor living
- Remodeled kitchen with quartz countertops and newer appliances
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
$31,971
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
4.15%
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%
$639,420
$639.4K
Cap Rate 7%
$456,729
$456.7K
Cap Rate 9%
$355,233
$355.2K
Market Conditions
NOI Build-Up for 1,675 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
$60.3K $36.00/SF
− Vacancy
−$2.2K −$1.30/SF
EGI
$58.1K $34.70/SF
− OpEx
−$26.2K −$15.62/SF
NOI
$32.0K $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%
$639,420
Cap Rate 7%
$456,729
Cap Rate 9%
$355,233
Alternative Uses
Best Use
Apartment 5plus
$456.7K
$399.6K – $532.9K
NOI $31,971 @ 7.0% cap · market cap 4.15%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$562.6K
$492.3K – $656.4K
NOI $39,382 @ 7.0% cap · market cap 5.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Quad-wide manufactured home with 3 bedrooms, 2 baths, a 2-car garage, and a rooftop deck in an HOA-only community.
Where is this residential income property located?
The property is located at 153-32742 Alipaz St San Juan Capistrano, CA.
What is the asking price?
The asking price for this property is $769,900.
What are key features of this property?
This property features: Quad‑wide manufactured home with 3 bedrooms, 2 baths, just under 1,700 sq. ft. of living space; Rooftop deck with views plus a covered back patio for outdoor living; Remodeled kitchen with quartz countertops and newer appliances
