Residential Income Property with Mountain
For Sale
$259,000
35109 Highway 79 #13 Warner, Warner Springs, CA 92086
Single-level manufactured home with upgraded systems, outdoor living space, and access to community amenities.
Property Size1,112 SF
Price / SF$232.91
Days on Market72
Property Features for 35109 Highway 79 #13 Warner
General Information
Standard status
Active
Size
1,112 SF
Total Parking Spaces
2
Property subtype
Manufactured On Land
Additional Details
Sprinkler System
Yes
Multifamily Units
1
Amenities
Central Air
Dishwasher
Propane Cooktop
Propane Oven
Water Heater
Building Details
Year Built
2011
Buildings
1
Stories
1
Construction
manufactured home
Listing Agency:
Chameleon
Listed By:
Ashlyn Windsor · License #02224221
(760) 936-2294
Source:
Kw
Added: Jul 11
Changed: Sep 20
Last Checked: Sep 19 at 2:25PM
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 Chameleon
Investment Insights
Based on property information with market context.
This 2011-built manufactured home provides 1,112 square feet of single-level living on a permanent 433A foundation. The residence is positioned across from a community pond and fountain, with a front porch and private deck offering outdoor gathering areas. Interior features include solid wood cabinetry, updated kitchen and bath fixtures, a propane cooktop and oven, dishwasher, water heater, central air, and new LED lighting. Earthquake retrofitting and roof fire sprinklers add additional property improvements.
Exterior features include a covered carport, 2-car tandem cement driveway, lockable deck gate, deck ceiling fan, and new storage shed. The home is within walking distance of the Stone Ridge Community Clubhouse, which offers a swimming pool, spa, fitness area, billiards, library, piano, chef’s kitchen, and scheduled social events. Community ponds, mature trees, local hiking and horse trails, the North Mountain Wine Trail, and Warner Springs Gliderport contribute to the surrounding setting. Temecula is approximately 35 minutes away, with Santa Ysabel, Ramona, and Julian also within driving distance.
Exterior features include a covered carport, 2-car tandem cement driveway, lockable deck gate, deck ceiling fan, and new storage shed. The home is within walking distance of the Stone Ridge Community Clubhouse, which offers a swimming pool, spa, fitness area, billiards, library, piano, chef’s kitchen, and scheduled social events. Community ponds, mature trees, local hiking and horse trails, the North Mountain Wine Trail, and Warner Springs Gliderport contribute to the surrounding setting. Temecula is approximately 35 minutes away, with Santa Ysabel, Ramona, and Julian also within driving distance.
Key Highlights
- 2011‑built manufactured home with 1,112 square feet of living area
- Permanent 433A foundation with earthquake retrofitting
- New air conditioning system, LED lighting, and roof fire sprinklers
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
$18,476
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
7.13%
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%
$369,520
$369.5K
Cap Rate 7%
$263,943
$263.9K
Cap Rate 9%
$205,289
$205.3K
Market Conditions
NOI Build-Up for 1,112 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
$35.4K $31.80/SF
− Vacancy
−$1.8K −$1.59/SF
EGI
$33.6K $30.21/SF
− OpEx
−$15.1K −$13.59/SF
NOI
$18.5K $16.62/SF
Area
San Diego County, CA
Vacancy
5.00%
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%
$369,520
Cap Rate 7%
$263,943
Cap Rate 9%
$205,289
Alternative Uses
Best Use
Apartment 5plus
$263.9K
$231.0K – $307.9K
NOI $18,476 @ 7.0% cap · market cap 7.13%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$509.5K
$445.8K – $594.4K
NOI $35,664 @ 7.0% cap · market cap 13.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Residential units
Yes
Sprinkler system
Location Intelligence
Trade Area within ½ mile
2
Businesses Nearby
Explore this area
Business Placement
Demographics for 92086, CA
1,490
Population
739
Households
2
Avg Household Size
59
Median Age
37%
College-Educated
93%
High-School Grad
221.4 sq mi
ZIP Area
7
Density / Sq Mi
$68,224
Median Household Income
$48,047
Median Earnings
$1,486
Median Rent
$430,100
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Single-level manufactured home with upgraded systems, outdoor living space, and access to community amenities.
Where is this residential income property located?
The property is located at 35109 Highway 79 #13 Warner Warner Springs, CA.
What is the asking price?
The asking price for this property is $259,000.
What are key features of this property?
This property features: 2011‑built manufactured home with 1,112 square feet of living area; Permanent 433A foundation with earthquake retrofitting; New air conditioning system, LED lighting, and roof fire sprinklers
