Custom 2018 Manufactured
For Sale
$629,000
209 Tremont Dr, Newport Beach, CA 92660
Custom 2018 three-bedroom home on leased land with fenced patio yard, covered carport, and multiple community amenities.
Property Size1,025 SF
Price / SF$613.66
Days on Market175
Property Features for 209 Tremont Dr
General Information
Standard status
Active
Size
1,025 SF
Property subtype
Manufactured In Park
Additional Details
Fenced Yard
Yes
Amenities
clubhouse
pool
jacuzzi
private beach
fitness room
picnic areas with barbeques
dog park
Building Details
Year Built
2018
Listing Agency:
coldwell banker realty
(941) 366-8070
Listed By:
Marilyn Williams · License #00813847
(949) 378-3330
Source:
Exprealty
Added: Mar 17
Changed: Sep 6
Last Checked: Sep 6 at 3:59PM
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 coldwell banker realty
Investment Insights
Based on property information with market context.
This one-of-a-kind custom 2018 manufactured home offers three bedrooms with numerous designed finishes throughout. A fenced patio yard with a front gate leads to a front door patio deck, and inside you’ll find custom built-ins, a stone enhanced fireplace, custom kitchen cabinets, and an antique butcher block kitchen island. Marble and granite finished bathrooms, beautiful laminate “wood” flooring, dual paned windows, and five solar tubes help bring natural light throughout the home. The side door opens to a covered carport with an oversized storage shed and a dedicated laundry area.
Located on leased land in Bayside Village at 209 Tremont Dr, the property includes an under-market land lease of $1,598 per month. The land lease provides access to community amenities, including two clubhouses, two pools/jacuzzis, a private beach, a fitness room, picnic areas with barbeques, and a dog park.
The listing notes there are no land taxes or HOA dues.
Located on leased land in Bayside Village at 209 Tremont Dr, the property includes an under-market land lease of $1,598 per month. The land lease provides access to community amenities, including two clubhouses, two pools/jacuzzis, a private beach, a fitness room, picnic areas with barbeques, and a dog park.
The listing notes there are no land taxes or HOA dues.
Key Highlights
- Custom 2018 manufactured home with 3 bedrooms on leased land in Bayside Village
- Large fenced patio yard plus front door patio deck and covered carport
- Under market land lease at $1,598 per month; normal land lease cited as $3,300 for this location
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
$19,564
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
3.11%
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%
$391,280
$391.3K
Cap Rate 7%
$279,486
$279.5K
Cap Rate 9%
$217,378
$217.4K
Market Conditions
NOI Build-Up for 1,025 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
$36.9K $36.00/SF
− Vacancy
−$1.3K −$1.30/SF
EGI
$35.6K $34.70/SF
− OpEx
−$16.0K −$15.62/SF
NOI
$19.6K $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%
$391,280
Cap Rate 7%
$279,486
Cap Rate 9%
$217,378
Alternative Uses
Best Use
Apartment 5plus
$279.5K
$244.6K – $326.1K
NOI $19,564 @ 7.0% cap · market cap 3.11%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$344.3K
$301.2K – $401.7K
NOI $24,099 @ 7.0% cap · market cap 3.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Fenced yard
Location Intelligence
Trade Area within ½ mile
1,039
Businesses Nearby
Explore this area
Business Placement
Demographics for 92660, CA
36,259
Population
17,144
Households
2.1
Avg Household Size
46
Median Age
70%
College-Educated
98%
High-School Grad
9.6 sq mi
ZIP Area
3,777
Density / Sq Mi
$154,035
Median Household Income
$91,054
Median Earnings
$3,349
Median Rent
$2,000,001
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 - Custom 2018 three-bedroom home on leased land with fenced patio yard, covered carport, and multiple community amenities.
Where is this mobile home & rv park located?
The property is located at 209 Tremont Dr Newport Beach, CA.
What is the asking price?
The asking price for this property is $629,000.
What are key features of this property?
This property features: Custom 2018 manufactured home with 3 bedrooms on leased land in Bayside Village; Large fenced patio yard plus front door patio deck and covered carport; Under market land lease at $1,598 per month; normal land lease cited as $3,300 for this location
