Refurbished Residential Income
For Sale
$145,000
41-12970 Highway 8 Business, El Cajon, CA 92021
Two-bedroom home with updated finishes and included appliances.
Property Size854 SF
Price / SF$169.79
Days on Market27
Property Features for 41-12970 Highway 8 Business
General Information
Standard status
Active
Size
854 SF
Total Parking Spaces
2
Property subtype
Manufactured In Park
Units
Unit Mix
1 x 2BR
Multifamily Units
1
Building Details
Buildings
1
Listing Agency:
Coldwell Banker Realty
(619) 871-6084
Listed By:
Kay LeMenager
(619) 871-6084
Source:
Exprealty
Added: Jul 14
Changed: Aug 9
Last Checked: Aug 9 at 10:08AM
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.
Located at 41-12970 Highway 8 Business in El Cajon, this 854-square-foot home is situated within Rancho Valley Mobile Home Park, an all-ages community. The residence includes two bedrooms, a living room, dining area, kitchen, bathroom, and a two-car carport.
Recent improvements include interior and exterior paint, new carpet and flooring, updated bathroom fixtures, new appliances, and drought-resistant hardscape with pavers along the patio and walkways. Central heat and AC are included, while the stainless steel appliances, built-in air fryer, microwave, and washer/dryer convey with the home.
Recent improvements include interior and exterior paint, new carpet and flooring, updated bathroom fixtures, new appliances, and drought-resistant hardscape with pavers along the patio and walkways. Central heat and AC are included, while the stainless steel appliances, built-in air fryer, microwave, and washer/dryer convey with the home.
Key Highlights
- 854‑square‑foot home in Rancho Valley Mobile Home Park
- Two bedrooms with a two‑car carport
- New interior and exterior paint, carpet, and flooring
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
$7,935
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
5.47%
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%
$158,700
$158.7K
Cap Rate 7%
$113,357
$113.4K
Cap Rate 9%
$88,167
$88.2K
Market Conditions
NOI Build-Up for 854 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
$15.4K $18.00/SF
− Vacancy
−$944 −$1.11/SF
EGI
$14.4K $16.89/SF
− OpEx
−$6.5K −$7.60/SF
NOI
$7.9K $9.29/SF
Area
El Cajon, CA
Vacancy
6.14%
Lease Rate
$18.00 /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%
$158,700
Cap Rate 7%
$113,357
Cap Rate 9%
$88,167
Alternative Uses
Best Use
Apartment 5plus
$113.4K
$99.2K – $132.3K
NOI $7,935 @ 7.0% cap · market cap 5.47%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$212.2K
$185.7K – $247.6K
NOI $14,853 @ 7.0% cap · market cap 10.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
560
Businesses Nearby
Explore this area
Business Placement
Demographics for 92021, CA
70,584
Population
23,360
Households
3
Avg Household Size
37
Median Age
22%
College-Educated
86%
High-School Grad
28.0 sq mi
ZIP Area
2,521
Density / Sq Mi
$69,979
Median Household Income
$37,739
Median Earnings
$1,818
Median Rent
$572,000
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential income property - Two-bedroom home with updated finishes and included appliances.
Where is this residential income property located?
The property is located at 41-12970 Highway 8 Business El Cajon, CA.
What is the asking price?
The asking price for this property is $145,000.
What are key features of this property?
This property features: 854‑square‑foot home in Rancho Valley Mobile Home Park; Two bedrooms with a two‑car carport; New interior and exterior paint, carpet, and flooring
