All-Ages Mobile Home Park
For Sale
$137,000
28-4333 Pentz Rd, Paradise, CA 95969
New 2025 manufactured home in a mobile home park with 2 bed, 2 bath, appliance package, and washer/dryer hookups.
Property Size945 SF
Price / SF$144.97
Days on Market120
Property Features for 28-4333 Pentz Rd
General Information
Standard status
Active
Size
945 SF
Property subtype
Manufactured In Park
Amenities
beautiful views
generous lot sizes
wide concrete driveways
comfortable porches
all ages community
pets allowed
AT&T internet available
washer/dryer hook-ups
full kitchen appliance package
Building Details
Year Built
2025
Listing Agency:
Smart Realty
Listed By:
Craig E. Smart
8713208
Source:
Exprealty
Added: May 11
Changed: Sep 4
Last Checked: Sep 7 at 12:02PM
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 Smart Realty
Investment Insights
Based on property information with market context.
This 2025 Champion manufactured home is offered within the Lime Saddle Mobile Home Park, an all-ages community. The home features a spacious layout with 2 bedrooms and 2 bathrooms, along with a full kitchen appliance package. Interior finishes include carpet and linoleum flooring, and the property includes washer/dryer hook-ups. Pet-friendly living is available subject to restrictions.
Set with generous lot sizes and wide concrete driveways, residents can enjoy comfortable porches and views of the valley. The community is located just south of Paradise, adjacent to the Sierra Del Sol gated community.
Utilities and services include water and septic, with AT&T internet available. Propane tanks are full and installed, and local refill is available through Tri Flame.
Set with generous lot sizes and wide concrete driveways, residents can enjoy comfortable porches and views of the valley. The community is located just south of Paradise, adjacent to the Sierra Del Sol gated community.
Utilities and services include water and septic, with AT&T internet available. Propane tanks are full and installed, and local refill is available through Tri Flame.
Key Highlights
- Brand new 2025 Champion manufactured home with 2 bedrooms, 2 bathrooms, and 945 SF
- Includes full kitchen appliance package and carpet and linoleum flooring
- Washer/dryer hookups included
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
$10,733
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
7.83%
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%
$214,660
$214.7K
Cap Rate 7%
$153,329
$153.3K
Cap Rate 9%
$119,256
$119.3K
Market Conditions
NOI Build-Up for 945 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
$20.4K $21.60/SF
− Vacancy
−$898 −$0.95/SF
EGI
$19.5K $20.65/SF
− OpEx
−$8.8K −$9.29/SF
NOI
$10.7K $11.36/SF
Area
Butte County, CA
Vacancy
4.40%
Lease Rate
$21.60 /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%
$214,660
Cap Rate 7%
$153,329
Cap Rate 9%
$119,256
Alternative Uses
Best Use
Apartment 5plus
$153.3K
$134.2K – $178.9K
NOI $10,733 @ 7.0% cap · market cap 7.83%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$439.2K
$384.3K – $512.4K
NOI $30,746 @ 7.0% cap · market cap 22.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
65
Businesses Nearby
Explore this area
Business Placement
Demographics for 95969, CA
5,710
Population
3,908
Households
1.5
Avg Household Size
55
Median Age
30%
College-Educated
95%
High-School Grad
50.7 sq mi
ZIP Area
113
Density / Sq Mi
$72,250
Median Household Income
$47,969
Median Earnings
$1,244
Median Rent
$419,900
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 - New 2025 manufactured home in a mobile home park with 2 bed, 2 bath, appliance package, and washer/dryer hookups.
Where is this mobile home & rv park located?
The property is located at 28-4333 Pentz Rd Paradise, CA.
What is the asking price?
The asking price for this property is $137,000.
What are key features of this property?
This property features: Brand new 2025 Champion manufactured home with 2 bedrooms, 2 bathrooms, and 945 SF; Includes full kitchen appliance package and carpet and linoleum flooring; Washer/dryer hookups included
