Mobile Home Park Property with 4BR
For Sale
$247,500
27-16600 Downey, Paramount, CA 90723
Manufactured home with separate living and dining areas, an indoor laundry room, and access to community recreation amenities.
Property Size1,344 SF
Price / SF$184.15
Days on Market17
Property Features for 27-16600 Downey
General Information
Standard status
Active
Size
1,344 SF
Property subtype
Manufactured In Park
Listing Agency:
Century 21 Allstars
(213) 880-5656
Listed By:
Jorge Enciso
(213) 880-5656
Source:
Exprealty
Added: Aug 14
Changed: Aug 29
Last Checked: Aug 29 at 9:45PM
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 Century 21 Allstars
Investment Insights
Based on property information with market context.
This 1,344-square-foot manufactured home in Americana Mobile Park includes four bedrooms and two bathrooms. The interior has distinct living and dining rooms, a kitchen opening to the dining area, a primary suite, three additional bedrooms, and an indoor laundry room. The bedroom arrangement also supports guest space or a home office.
Residents of the all-age community have access to a clubhouse with a full kitchen, television, pool, and ping pong table. Additional shared amenities include a patio furnished with tables, chairs, and loungers, a pool and spa, and a basketball court. The pet-friendly park is located near schools, shopping, restaurants, and churches in Paramount, California.
Residents of the all-age community have access to a clubhouse with a full kitchen, television, pool, and ping pong table. Additional shared amenities include a patio furnished with tables, chairs, and loungers, a pool and spa, and a basketball court. The pet-friendly park is located near schools, shopping, restaurants, and churches in Paramount, California.
Key Highlights
- 1,344‑square‑foot manufactured home
- Four bedrooms and two bathrooms
- Separate living and dining rooms with kitchen‑to‑dining connection
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
$21,626
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
8.74%
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%
$432,520
$432.5K
Cap Rate 7%
$308,943
$308.9K
Cap Rate 9%
$240,289
$240.3K
Market Conditions
NOI Build-Up for 1,344 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
$42.7K $31.80/SF
− Vacancy
−$3.4K −$2.54/SF
EGI
$39.3K $29.26/SF
− OpEx
−$17.7K −$13.17/SF
NOI
$21.6K $16.09/SF
Area
Los Angeles County, CA
Vacancy
8.00%
Lease Rate
$31.80 /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%
$432,520
Cap Rate 7%
$308,943
Cap Rate 9%
$240,289
Alternative Uses
Best Use
Apartment 5plus
$308.9K
$270.3K – $360.4K
NOI $21,626 @ 7.0% cap · market cap 8.74%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$719.6K
$629.6K – $839.5K
NOI $50,370 @ 7.0% cap · market cap 20.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
631
Businesses Nearby
Explore this area
Business Placement
Demographics for 90723, CA
53,770
Population
14,585
Households
3.7
Avg Household Size
33
Median Age
13%
College-Educated
66%
High-School Grad
4.7 sq mi
ZIP Area
11,440
Density / Sq Mi
$70,912
Median Household Income
$35,032
Median Earnings
$1,772
Median Rent
$500,400
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 - Manufactured home with separate living and dining areas, an indoor laundry room, and access to community recreation amenities.
Where is this mobile home & rv park located?
The property is located at 27-16600 Downey Paramount, CA.
What is the asking price?
The asking price for this property is $247,500.
What are key features of this property?
This property features: 1,344‑square‑foot manufactured home; Four bedrooms and two bathrooms; Separate living and dining rooms with kitchen‑to‑dining connection
