Renovated Residential Income
For Sale
$95,000
27-6480 Main Avenue, Orangevale, CA 95662
Updated mobile home with modern finishes, a reworked kitchen, and flexible space for an office, den, or additional bedroom.
Property Size620 SF
Price / SF$153.23
Days on Market25
Property Features for 27-6480 Main Avenue
General Information
Standard status
Active
Size
620 SF
Property subtype
Manufactured In Park
Units
Unit Mix
1 x 1BR/1BA
Multifamily Units
1
Building Details
Buildings
1
Listing Agency:
eXp Realty of California Inc.
(916) 208-4573
Listed By:
Timothy R. Downes · License #02123571
(916) 208-4573
Source:
Exprealty
Added: Jul 15
Changed: Jul 31
Last Checked: Aug 8 at 10:08AM
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.
Space 27 at 6480 Main Avenue is a fully renovated mobile home offering approximately 620 square feet, one bedroom, and one bathroom. Updates include brand-new laminate flooring throughout, fresh paint, modern fixtures, and a reworked kitchen with new cabinetry, appliances, and finishes.
The bathroom has been updated with a new vanity and a shower featuring a glass slider. An additional flexible room can serve as a second bedroom, home office, den, or storage area. The property is located in Orangevale, California, and is identified as 27-6480 Main Avenue, Orangevale, CA 95662.
The bathroom has been updated with a new vanity and a shower featuring a glass slider. An additional flexible room can serve as a second bedroom, home office, den, or storage area. The property is located in Orangevale, California, and is identified as 27-6480 Main Avenue, Orangevale, CA 95662.
Key Highlights
- Approximately 620 square feet with 1 bedroom and 1 bathroom
- Fully renovated mobile home at Space 27
- Brand‑new laminate flooring, fresh paint, and modern fixtures
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
$8,276
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
8.71%
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%
$165,520
$165.5K
Cap Rate 7%
$118,229
$118.2K
Cap Rate 9%
$91,956
$92.0K
Market Conditions
NOI Build-Up for 620 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
$16.1K $26.04/SF
− Vacancy
−$1.1K −$1.77/SF
EGI
$15.0K $24.27/SF
− OpEx
−$6.8K −$10.92/SF
NOI
$8.3K $13.35/SF
Area
Sacramento County, CA
Vacancy
6.80%
Lease Rate
$26.04 /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%
$165,520
Cap Rate 7%
$118,229
Cap Rate 9%
$91,956
Alternative Uses
Best Use
Apartment 5plus
$118.2K
$103.5K – $137.9K
NOI $8,276 @ 7.0% cap · market cap 8.71%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$165.2K
$144.5K – $192.7K
NOI $11,562 @ 7.0% cap · market cap 12.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
254
Businesses Nearby
Explore this area
Business Placement
Demographics for 95662, CA
32,688
Population
13,028
Households
2.5
Avg Household Size
43
Median Age
30%
College-Educated
94%
High-School Grad
10.8 sq mi
ZIP Area
3,027
Density / Sq Mi
$93,613
Median Household Income
$52,521
Median Earnings
$1,841
Median Rent
$500,000
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Updated mobile home with modern finishes, a reworked kitchen, and flexible space for an office, den, or additional bedroom.
Where is this residential income property located?
The property is located at 27-6480 Main Avenue Orangevale, CA.
What is the asking price?
The asking price for this property is $95,000.
What are key features of this property?
This property features: Approximately 620 square feet with 1 bedroom and 1 bathroom; Fully renovated mobile home at Space 27; Brand‑new laminate flooring, fresh paint, and modern fixtures
