Residential Income
New
For Sale
$325,000
304 Via Peralta, Pacheco, CA 94553
Manufactured residence in a 55+ community with shared recreation amenities and convenient regional access.
Property Size1,440 SF
Price / SF$225.69
Days on Market3
Property Features for 304 Via Peralta
General Information
Standard status
Active
Size
1,440 SF
Property subtype
Manufactured In Park
Site & Location
Highway Access
Yes
Public Transit
Yes
Units
Unit Mix
1 x 3BR/2BA
Multifamily Units
1
Amenities
clubhouse
swimming pool
hot tub
dry saunas
library
billiards room
ceiling fans
Building Details
Year Built
2022
Buildings
1
Construction
manufactured home
Listing Agency:
Compass
(925) 201-8301
Listed By:
Nancy Keating
(925) 239-9600
Source:
Kaleorealestate
Added: Sep 22
Changed: Sep 23
Last Checked: Sep 24 at 8:52AM
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 Compass
Investment Insights
Based on property information with market context.
This 2022 manufactured home at 304 Via Peralta provides 1,440 square feet with three bedrooms, two bathrooms, and an open interior arrangement. The living area connects with a kitchen featuring quartz counters, a center island, pendant lighting, and stainless steel appliances. Tray ceilings, wide-plank vinyl flooring, ceiling fans, and finished trim appear throughout the residence.
Rancho Diablo MHP offers a clubhouse, pool, hot tub, dry saunas, library, and billiards room within the 55+ community. The home is in Pacheco, near shopping, restaurants, and movie theaters at The Veranda in Concord. Access to I-680, Highway 4, and BART stations supports travel throughout the surrounding area.
Rancho Diablo MHP offers a clubhouse, pool, hot tub, dry saunas, library, and billiards room within the 55+ community. The home is in Pacheco, near shopping, restaurants, and movie theaters at The Veranda in Concord. Access to I-680, Highway 4, and BART stations supports travel throughout the surrounding area.
Key Highlights
- 2022 manufactured home with 1,440 sqft of living area
- Three‑bedroom, two‑bathroom floor plan
- Kitchen with quartz countertops, center island, pendant lighting, and stainless steel appliances
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
$22,891
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
7.04%
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%
$457,820
$457.8K
Cap Rate 7%
$327,014
$327.0K
Cap Rate 9%
$254,344
$254.3K
Market Conditions
NOI Build-Up for 1,440 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
$43.7K $30.36/SF
− Vacancy
−$2.1K −$1.46/SF
EGI
$41.6K $28.90/SF
− OpEx
−$18.7K −$13.01/SF
NOI
$22.9K $15.90/SF
Area
Contra Costa County, CA
Vacancy
4.80%
Lease Rate
$30.36 /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%
$457,820
Cap Rate 7%
$327,014
Cap Rate 9%
$254,344
Alternative Uses
Best Use
Apartment 5plus
$327.0K
$286.1K – $381.5K
NOI $22,891 @ 7.0% cap · market cap 7.04%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$544.3K
$476.3K – $635.0K
NOI $38,102 @ 7.0% cap · market cap 11.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
1
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
279
Businesses Nearby
Explore this area
Business Placement
Demographics for 94553, CA
49,756
Population
19,626
Households
2.5
Avg Household Size
42
Median Age
42%
College-Educated
94%
High-School Grad
61.6 sq mi
ZIP Area
808
Density / Sq Mi
$121,023
Median Household Income
$70,337
Median Earnings
$2,247
Median Rent
$781,400
Median Home Value
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Frequently Asked Questions
What type of property is this?
Residential income property - Manufactured residence in a 55+ community with shared recreation amenities and convenient regional access.
Where is this residential income property located?
The property is located at 304 Via Peralta Pacheco, CA.
What is the asking price?
The asking price for this property is $325,000.
What are key features of this property?
This property features: 2022 manufactured home with 1,440 sqft of living area; Three‑bedroom, two‑bathroom floor plan; Kitchen with quartz countertops, center island, pendant lighting, and stainless steel appliances
