Mobile Home in Mobile Home
For Sale
$132,000
2 Rancho Grande Cir, Atwater, CA 95301
Move-in-ready split floor plan with central heating and air, dual-pane windows, indoor laundry, and a covered carport.
Property Size864 SF
Price / SF$152.78
Days on Market133
Property Features for 2 Rancho Grande Cir
General Information
Standard status
Active
Size
864 SF
Property subtype
Manufactured In Park
Amenities
pool
clubhouse
dog park
covered carport
storage shed
Listing Agency:
eXp Realty of California Inc.
8327179
Listed By:
Kristine V. Williams · License #01424911
2096277
Source:
Exprealty
Added: Apr 27
Changed: Aug 20
Last Checked: Sep 5 at 9:12AM
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 eXp Realty of California Inc.
Investment Insights
Based on property information with market context.
Move-in-ready mobile home featuring a split floor plan designed to provide privacy between bedrooms, paired with a bright, open living area. The kitchen includes quartz countertops, a breakfast bar, and ample storage. The primary suite offers a private bathroom and additional cabinetry, while the second bedroom can flex to suit guests, a home office, or other uses. Practical highlights include an indoor laundry room, central heating and air, and energy-efficient dual-pane windows. Interior finishes include modern lighting, laminate flooring, and smooth bullnose corners.
Outside, enjoy a private backyard along with a covered carport and a storage shed. The home is located in Rancho Grande Mobile Home Park, which offers residents access to a pool, clubhouse, and dog park.
The layout supports comfortable day-to-day living with dedicated laundry space, temperature control via central heating and air, and a straightforward indoor-outdoor setup for relaxing at home.
Outside, enjoy a private backyard along with a covered carport and a storage shed. The home is located in Rancho Grande Mobile Home Park, which offers residents access to a pool, clubhouse, and dog park.
The layout supports comfortable day-to-day living with dedicated laundry space, temperature control via central heating and air, and a straightforward indoor-outdoor setup for relaxing at home.
Key Highlights
- Move‑in‑ready split floor plan with privacy between bedrooms
- Kitchen with quartz countertops, breakfast bar, and plenty of storage
- Primary suite includes a private bathroom and added cabinetry
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
$10,510
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
7.96%
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%
$210,200
$210.2K
Cap Rate 7%
$150,143
$150.1K
Cap Rate 9%
$116,778
$116.8K
Market Conditions
NOI Build-Up for 864 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
$20.1K $23.28/SF
− Vacancy
−$1.0K −$1.16/SF
EGI
$19.1K $22.12/SF
− OpEx
−$8.6K −$9.95/SF
NOI
$10.5K $12.16/SF
Area
Merced County, CA
Vacancy
5.00%
Lease Rate
$23.28 /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%
$210,200
Cap Rate 7%
$150,143
Cap Rate 9%
$116,778
Alternative Uses
Best Use
Apartment 5plus
$150.1K
$131.4K – $175.2K
NOI $10,510 @ 7.0% cap · market cap 7.96%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$190.6K
$166.8K – $222.4K
NOI $13,344 @ 7.0% cap · market cap 10.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
186
Businesses Nearby
Explore this area
Business Placement
Demographics for 95301, CA
40,886
Population
13,250
Households
3.1
Avg Household Size
35
Median Age
16%
College-Educated
74%
High-School Grad
76.1 sq mi
ZIP Area
537
Density / Sq Mi
$66,669
Median Household Income
$40,101
Median Earnings
$1,215
Median Rent
$367,800
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 - Move-in-ready split floor plan with central heating and air, dual-pane windows, indoor laundry, and a covered carport.
Where is this mobile home & rv park located?
The property is located at 2 Rancho Grande Cir Atwater, CA.
What is the asking price?
The asking price for this property is $132,000.
What are key features of this property?
This property features: Move‑in‑ready split floor plan with privacy between bedrooms; Kitchen with quartz countertops, breakfast bar, and plenty of storage; Primary suite includes a private bathroom and added cabinetry
