RV Park with Golf Course
For Sale
$149,900
337-84136 Avenue 44, Indio, CA 92201
Well-established RV and park model community with 801 sites and an 18-hole par 3 golf course.
Property Size400 SF
Price / SF$374.75
Days on Market226
Property Features for 337-84136 Avenue 44
General Information
Standard status
Active
Size
400 SF
Property subtype
Manufactured In Park
Listing Agency:
coldwell banker realty
(941) 366-8070
Listed By:
James Richmond · License #01729522
(760) 844-2030
Source:
Exprealty
Added: Jan 23
Changed: Sep 5
Last Checked: Sep 5 at 10:59AM
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 realty
Investment Insights
Based on property information with market context.
Rancho Casa Blanca (RCB) is an 80-acre RV and park model community featuring 801 individual park model homes or RV sites. The property includes two large clubhouses that serve as social hubs, plus four satellite buildings with laundry facilities and mailboxes. Outdoor amenities include heated pools and relaxing spas.
The community’s recreation offerings include free golf for owners on its 18-hole par 3 golf course, along with a 9-hole putting course and practice chipping/putting greens. Additional amenities listed include heated pools/spas, tennis and pickleball courts, shuffleboard, horseshoe pitch, and a fitness center, along with over 60 clubs and classes. A home described in the remarks overlooks the 4th fairway and a pond, with a wrap-around deck and a covered deck; it needs updating. The park has a limit of 270 day occupancy out of 365 calendar days, not consecutive.
The community’s recreation offerings include free golf for owners on its 18-hole par 3 golf course, along with a 9-hole putting course and practice chipping/putting greens. Additional amenities listed include heated pools/spas, tennis and pickleball courts, shuffleboard, horseshoe pitch, and a fitness center, along with over 60 clubs and classes. A home described in the remarks overlooks the 4th fairway and a pond, with a wrap-around deck and a covered deck; it needs updating. The park has a limit of 270 day occupancy out of 365 calendar days, not consecutive.
Key Highlights
- 4th fairway location with pond views
- Wrap‑around deck plus a covered deck
- Rancho Casa Blanca (RCB) sits on an 80‑acre property with 801 individual park model homes/RV sites
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
$6,475
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
4.32%
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%
$129,500
$129.5K
Cap Rate 7%
$92,500
$92.5K
Cap Rate 9%
$71,944
$71.9K
Market Conditions
NOI Build-Up for 400 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
$12.0K $30.00/SF
− Vacancy
−$228 −$0.57/SF
EGI
$11.8K $29.43/SF
− OpEx
−$5.3K −$13.24/SF
NOI
$6.5K $16.19/SF
Area
Riverside County, CA
Vacancy
1.90%
Lease Rate
$30.00 /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%
$129,500
Cap Rate 7%
$92,500
Cap Rate 9%
$71,944
Alternative Uses
Best Use
Apartment 5plus
$92.5K
$80.9K – $107.9K
NOI $6,475 @ 7.0% cap · market cap 4.32%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$119.8K
$104.9K – $139.8K
NOI $8,388 @ 7.0% cap · market cap 5.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
392
Businesses Nearby
Explore this area
Business Placement
Demographics for 92201, CA
66,989
Population
26,241
Households
2.6
Avg Household Size
35
Median Age
16%
College-Educated
70%
High-School Grad
16.2 sq mi
ZIP Area
4,135
Density / Sq Mi
$66,663
Median Household Income
$35,527
Median Earnings
$1,349
Median Rent
$372,800
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 - Well-established RV and park model community with 801 sites and an 18-hole par 3 golf course.
Where is this mobile home & rv park located?
The property is located at 337-84136 Avenue 44 Indio, CA.
What is the asking price?
The asking price for this property is $149,900.
What are key features of this property?
This property features: 4th fairway location with pond views; Wrap‑around deck plus a covered deck; Rancho Casa Blanca (RCB) sits on an 80‑acre property with 801 individual park model homes/RV sites
