55+ Manufactured
For Sale
$319,900
2-4603 Balfour Rd, Brentwood, CA
3-bedroom, 2-bath manufactured home with a laundry room, washer/dryer hookups, and a generously sized backyard.
Property Size1,353 SF
Price / SF$236.44
Days on Market86
Property Features for 2-4603 Balfour Rd
General Information
Standard status
Active
Size
1,353 SF
Property subtype
Manufactured In Park
Listing Agency:
Advantage Homes
(408) 363-9300
Listed By:
Todd Su · License #01355922
(408) 316-9854
Source:
Exprealty
Added: Jun 19
Changed: Sep 11
Last Checked: Sep 11 at 12:04PM
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 Advantage Homes
Investment Insights
Based on property information with market context.
Woodgate is a 55+ age-restricted community offering a comfortable, community-oriented living environment. This manufactured home features three bedrooms and two bathrooms, with a living and dining area for everyday use and entertaining. The kitchen includes a convenient island for additional workspace and seating. A dedicated laundry room with washer and dryer hookups adds practical convenience.
The primary bedroom includes a private bathroom, while the two additional bedrooms provide flexibility for guests, hobbies, or a home office. Outside, the home offers a generously sized backyard suited for outdoor dining, family gatherings, and relaxing.
The information provided is based on data received from the seller and/or public sources and is deemed reliable but not independently verified. Prospective buyers are encouraged to verify details to their own satisfaction prior to purchase.
The primary bedroom includes a private bathroom, while the two additional bedrooms provide flexibility for guests, hobbies, or a home office. Outside, the home offers a generously sized backyard suited for outdoor dining, family gatherings, and relaxing.
The information provided is based on data received from the seller and/or public sources and is deemed reliable but not independently verified. Prospective buyers are encouraged to verify details to their own satisfaction prior to purchase.
Key Highlights
- 3‑bedroom, 2‑bath manufactured home with a dedicated primary bedroom and en‑suite bathroom
- Kitchen includes an island with additional workspace and seating
- Laundry room with washer/dryer hookups
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
$21,508
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
6.72%
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%
$430,160
$430.2K
Cap Rate 7%
$307,257
$307.3K
Cap Rate 9%
$238,978
$239.0K
Market Conditions
NOI Build-Up for 1,353 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
$41.1K $30.36/SF
− Vacancy
−$2.0K −$1.46/SF
EGI
$39.1K $28.90/SF
− OpEx
−$17.6K −$13.01/SF
NOI
$21.5K $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%
$430,160
Cap Rate 7%
$307,257
Cap Rate 9%
$238,978
Alternative Uses
Best Use
Apartment 5plus
$307.3K
$268.9K – $358.5K
NOI $21,508 @ 7.0% cap · market cap 6.72%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$511.4K
$447.5K – $596.7K
NOI $35,800 @ 7.0% cap · market cap 11.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
826
Businesses Nearby
Explore this area
Business Placement
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 - 3-bedroom, 2-bath manufactured home with a laundry room, washer/dryer hookups, and a generously sized backyard.
Where is this mobile home & rv park located?
The property is located at 2-4603 Balfour Rd Brentwood, CA.
What is the asking price?
The asking price for this property is $319,900.
What are key features of this property?
This property features: 3‑bedroom, 2‑bath manufactured home with a dedicated primary bedroom and en‑suite bathroom; Kitchen includes an island with additional workspace and seating; Laundry room with washer/dryer hookups
