Apple Valley Mobile
For Sale
$99,999
22601 Bear Valley Road 33, Apple Valley, CA 92308
Mobile home with 2 bedrooms and 2 bathrooms.
Property Size960 SF
Price / SF$104.17
Days on Market309
Property Features for 22601 Bear Valley Road 33
General Information
Standard status
Active
Size
960 SF
Property subtype
Manufactured In Park
Listing Agency:
Coldwell Banker Home Source
(760) 242-6000
Listed By:
Brenda Lopez · License #02168955
(760) 885-5000
Source:
Realtyrightchoice
Added: Nov 27, 2025
Changed: Sep 14
Last Checked: Oct 1 at 11:45AM
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 Home Source
Investment Insights
Based on property information with market context.
Located in Apple Valley, this mobile home features two bedrooms and two bathrooms. The layout includes a formal living room, a formal dining room with a built-in hutch, and a family room adjacent to the kitchen. An enclosed patio extends from the family room. The home also offers an indoor laundry room with storage space. Additional features include a front porch and a large shed.
Key Highlights
- Two large bedrooms and two bathrooms.
- Formal living room and dining room with built‑in hutch.
- Family room off the kitchen with enclosed patio.
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
$8,499
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
8.50%
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%
$169,980
$170.0K
Cap Rate 7%
$121,414
$121.4K
Cap Rate 9%
$94,433
$94.4K
Market Conditions
NOI Build-Up for 960 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
$16.5K $17.16/SF
− Vacancy
−$1.0K −$1.06/SF
EGI
$15.5K $16.10/SF
− OpEx
−$7.0K −$7.24/SF
NOI
$8.5K $8.85/SF
Area
San Bernardino County, CA
Vacancy
6.20%
Lease Rate
$17.16 /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%
$169,980
Cap Rate 7%
$121,414
Cap Rate 9%
$94,433
Alternative Uses
Best Use
Apartment 5plus
$121.4K
$106.2K – $141.7K
NOI $8,499 @ 7.0% cap · market cap 8.50%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$202.5K
$177.2K – $236.3K
NOI $14,175 @ 7.0% cap · market cap 14.18%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
44
Businesses Nearby
Explore this area
Business Placement
Demographics for 92308, CA
42,469
Population
14,995
Households
2.8
Avg Household Size
41
Median Age
17%
College-Educated
87%
High-School Grad
103.2 sq mi
ZIP Area
412
Density / Sq Mi
$63,484
Median Household Income
$41,882
Median Earnings
$1,390
Median Rent
$360,800
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Mobile home & RV park - Mobile home with 2 bedrooms and 2 bathrooms.
Where is this mobile home & rv park located?
The property is located at 22601 Bear Valley Road 33 Apple Valley, CA.
What is the asking price?
The asking price for this property is $99,999.
What are key features of this property?
This property features: Two large bedrooms and two bathrooms.; Formal living room and dining room with built‑in hutch.; Family room off the kitchen with enclosed patio.
