Manufactured Home in Family
For Sale
$315,000
Pending
190 Medina Dr, Pacheco, CA 94553
Updated double-wide manufactured home with two bedrooms, two baths, covered outdoor patios, and a wood-burning fireplace.
Property Size1,476 SF
Days on Market77
Property Features for 190 Medina Dr
General Information
Standard status
Pending
Size
1,476 SF
Property subtype
Manufactured In Park
Additional Details
Highway Access
Yes
Amenities
fenced in-ground pool
spa
clubhouse
bocce ball courts
Building Details
Construction
Eichler-esc
Listing Agency:
Rise Group Real Estate
(925) 252-5193
Listed By:
Chris Strange · License #01931011
(408) 910-4712
Source:
Exprealty
Added: Jun 22
Changed: Aug 20
Last Checked: Sep 6 at 1:00PM
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 Rise Group Real Estate
Investment Insights
Based on property information with market context.
Located in the Sun Valley Village Family Park, this updated manufactured home is a spacious double-wide with two bedrooms and two bathrooms. Inside, the front living and dining area features dramatic gable-end windows, vaulted ceilings, recessed lighting, and laminate flooring. The open-concept kitchen and family room include an additional dining area and a wood-burning fireplace. The remodeled kitchen offers abundant cabinetry, a tile backsplash, and an apron-front farmhouse sink. Both bathrooms are tastefully updated, including an oversized double shower.
Outside, there are multiple large covered patios and porches, plus a low-maintenance backyard with some artificial turf, a BBQ area, and a storage shed. Community amenities include a fenced in-ground pool, spa, clubhouse, and bocce ball courts. The home is conveniently located near Highways 680 and 4, providing access to shopping, dining, and Bay Area commuting.
Outside, there are multiple large covered patios and porches, plus a low-maintenance backyard with some artificial turf, a BBQ area, and a storage shed. Community amenities include a fenced in-ground pool, spa, clubhouse, and bocce ball courts. The home is conveniently located near Highways 680 and 4, providing access to shopping, dining, and Bay Area commuting.
Key Highlights
- 1,476 SF double‑wide manufactured home with 2 bedrooms and 2 bathrooms
- Updated open‑concept kitchen and family room with a wood‑burning fireplace (WOD, FAM)
- Front living and dining area with vaulted ceilings, recessed lighting, and gable‑end windows
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
$23,463
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
7.45%
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%
$469,260
$469.3K
Cap Rate 7%
$335,186
$335.2K
Cap Rate 9%
$260,700
$260.7K
Market Conditions
NOI Build-Up for 1,476 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
$44.8K $30.36/SF
− Vacancy
−$2.2K −$1.46/SF
EGI
$42.7K $28.90/SF
− OpEx
−$19.2K −$13.01/SF
NOI
$23.5K $15.90/SF
Area
Contra Costa County, CA
Vacancy
4.80%
Lease Rate
$30.36 /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%
$469,260
Cap Rate 7%
$335,186
Cap Rate 9%
$260,700
Alternative Uses
Best Use
Apartment 5plus
$335.2K
$293.3K – $391.1K
NOI $23,463 @ 7.0% cap · market cap 7.45%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$557.9K
$488.2K – $650.9K
NOI $39,055 @ 7.0% cap · market cap 12.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
700
Businesses Nearby
Explore this area
Business Placement
Demographics for 94553, CA
49,756
Population
19,626
Households
2.5
Avg Household Size
42
Median Age
42%
College-Educated
94%
High-School Grad
61.6 sq mi
ZIP Area
808
Density / Sq Mi
$121,023
Median Household Income
$70,337
Median Earnings
$2,247
Median Rent
$781,400
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 - Updated double-wide manufactured home with two bedrooms, two baths, covered outdoor patios, and a wood-burning fireplace.
Where is this mobile home & rv park located?
The property is located at 190 Medina Dr Pacheco, CA.
What is the asking price?
The asking price for this property is $315,000.
What are key features of this property?
This property features: 1,476 SF double‑wide manufactured home with 2 bedrooms and 2 bathrooms; Updated open‑concept kitchen and family room with a wood‑burning fireplace (WOD, FAM); Front living and dining area with vaulted ceilings, recessed lighting, and gable‑end windows
