55+ RV Resort
For Sale
$70,000
401-69801 Ramon Rd, Cathedral City, CA 92234
Own-land RV lot in a 55+ seasonal resort with HOA-provided water, cable, and trash plus shared amenities.
Property Size300 SF
Price / SF$233.33
Days on Market296
Property Features for 401-69801 Ramon Rd
General Information
Standard status
Active
Size
300 SF
Property subtype
Manufactured In Park
Amenities
clubhouses
indoor pool with spa and sauna
olympic-size lap pool
tennis courts
pickleball courts
indoor shuffleboard pavilion
San Jacinto room
party room and lounge
party terrace
fitness center
dance studio
library
billiards room
horseshoe pits
card & hobby rooms
putting green
Wi-Fi and wired broadband Internet
Listing Agency:
Landsmith Residential RE Serv
(855) 966-4663
Listed By:
Darren Smith · License #01418976
(949) 466-1655
Source:
Exprealty
Added: Nov 15, 2025
Changed: Aug 25
Last Checked: Sep 7 at 1:19PM
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 Landsmith Residential RE Serv
Investment Insights
Based on property information with market context.
This for-sale RV lot is located within a 55+ seasonal living community, with ownership structured as a grant deed lot. The listing states the price includes a Challenger 5th wheel, and that the lot includes water, cable, and trash through the HOA, along with access to common areas.
The resort includes two large clubhouses plus three additional satellite clubhouses, along with multiple pools and spa/sauna facilities. Shared recreational amenities listed include sunken, lighted tennis courts; eight pickleball courts; an indoor shuffleboard pavilion; and an indoor “San Jacinto room” with a floating hardwood dance floor and professional stage. Additional features include a fully equipped fitness center, a dance studio, library, billiards room, and multiple party and lounge spaces, plus a putting green and organized activities.
Shared facilities and services are described as including several laundries, restrooms and bath facilities, card and hobby rooms with a pottery kiln, and Wi-Fi and wired broadband internet access. The property is described as close to everything, with an emphasis on daily activities and entertainment provided by the community.
The resort includes two large clubhouses plus three additional satellite clubhouses, along with multiple pools and spa/sauna facilities. Shared recreational amenities listed include sunken, lighted tennis courts; eight pickleball courts; an indoor shuffleboard pavilion; and an indoor “San Jacinto room” with a floating hardwood dance floor and professional stage. Additional features include a fully equipped fitness center, a dance studio, library, billiards room, and multiple party and lounge spaces, plus a putting green and organized activities.
Shared facilities and services are described as including several laundries, restrooms and bath facilities, card and hobby rooms with a pottery kiln, and Wi-Fi and wired broadband internet access. The property is described as close to everything, with an emphasis on daily activities and entertainment provided by the community.
Key Highlights
- 55+ seasonal RV resort lot with grant deed ownership (“You Own Land”).
- Price includes a Challenger 5th wheel.
- HOA includes water, cable, and trash for the RV lot.
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
$4,856
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
6.94%
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%
$97,120
$97.1K
Cap Rate 7%
$69,371
$69.4K
Cap Rate 9%
$53,956
$54.0K
Market Conditions
NOI Build-Up for 300 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
$9.0K $30.00/SF
− Vacancy
−$171 −$0.57/SF
EGI
$8.8K $29.43/SF
− OpEx
−$4.0K −$13.24/SF
NOI
$4.9K $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%
$97,120
Cap Rate 7%
$69,371
Cap Rate 9%
$53,956
Alternative Uses
Best Use
Apartment 5plus
$69.4K
$60.7K – $80.9K
NOI $4,856 @ 7.0% cap · market cap 6.94%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$89.9K
$78.6K – $104.9K
NOI $6,291 @ 7.0% cap · market cap 8.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
434
Businesses Nearby
Explore this area
Business Placement
Demographics for 92234, CA
51,509
Population
23,114
Households
2.2
Avg Household Size
42
Median Age
26%
College-Educated
81%
High-School Grad
14.8 sq mi
ZIP Area
3,480
Density / Sq Mi
$67,031
Median Household Income
$34,895
Median Earnings
$1,554
Median Rent
$420,700
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 - Own-land RV lot in a 55+ seasonal resort with HOA-provided water, cable, and trash plus shared amenities.
Where is this mobile home & rv park located?
The property is located at 401-69801 Ramon Rd Cathedral City, CA.
What is the asking price?
The asking price for this property is $70,000.
What are key features of this property?
This property features: 55+ seasonal RV resort lot with grant deed ownership (“You Own Land”).; Price includes a Challenger 5th wheel.; HOA includes water, cable, and trash for the RV lot.
