Remodeled Senior Park Mobile
For Sale
$187,500
44 Cedar Cir, Folsom, CA 95630
Remodeled senior park home with new HVAC, updated flooring and baths, plus a private deck and patio for entertaining.
Property Size960 SF
Price / SF$195.31
Days on Market184
Property Features for 44 Cedar Cir
General Information
Standard status
Active
Size
960 SF
Property subtype
Manufactured In Park
Amenities
deck
patio
gas BBQ
inside laundry room
walk-in shower
ceiling fan
walk-in closet
Listing Agency:
Dreher & Associates Inc.
Listed By:
Sue Dreher
7690699
Source:
Exprealty
Added: Mar 18
Changed: Sep 2
Last Checked: Sep 16 at 11:34PM
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 Dreher & Associates Inc.
Investment Insights
Based on property information with market context.
Remodeled senior park mobile home featuring new HVAC, LTV flooring, and sheetrock walls and ceilings. The interior includes a spacious living room and a gourmet kitchen with newer DW, stove with a water dispenser, and updated cabinetry and countertops. The primary bedroom offers a ceiling fan and a huge walking closet, while both bathrooms are updated with modern amenities, including a walk-in shower in the main bath.
The home also includes an inside laundry room and a door off the master bedroom leading to a beautiful deck with privacy. Outside, enjoy a spacious patio with a gas BBQ and room to entertain. An extra-large parking area with newly poured cement supports easy arrival, and the property provides an easy ramp to the home.
The home measures 960 SF.
The home also includes an inside laundry room and a door off the master bedroom leading to a beautiful deck with privacy. Outside, enjoy a spacious patio with a gas BBQ and room to entertain. An extra-large parking area with newly poured cement supports easy arrival, and the property provides an easy ramp to the home.
The home measures 960 SF.
Key Highlights
- 960 SF remodeled senior park mobile home
- New HVAC with LTV flooring and sheetrock walls and ceilings
- Gourmet kitchen with newer DW and stove with water dispenser
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
$14,279
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
7.62%
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%
$285,580
$285.6K
Cap Rate 7%
$203,986
$204.0K
Cap Rate 9%
$158,656
$158.7K
Market Conditions
NOI Build-Up for 960 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
$27.6K $28.80/SF
− Vacancy
−$1.7K −$1.76/SF
EGI
$26.0K $27.04/SF
− OpEx
−$11.7K −$12.17/SF
NOI
$14.3K $14.87/SF
Area
El Dorado County, CA
Vacancy
6.10%
Lease Rate
$28.80 /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%
$285,580
Cap Rate 7%
$203,986
Cap Rate 9%
$158,656
Alternative Uses
Best Use
Apartment 5plus
$204.0K
$178.5K – $238.0K
NOI $14,279 @ 7.0% cap · market cap 7.62%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$343.2K
$300.3K – $400.4K
NOI $24,025 @ 7.0% cap · market cap 12.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
154
Businesses Nearby
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Business Placement
Demographics for 95630, CA
74,787
Population
30,106
Households
2.5
Avg Household Size
41
Median Age
59%
College-Educated
97%
High-School Grad
26.2 sq mi
ZIP Area
2,854
Density / Sq Mi
$139,182
Median Household Income
$74,786
Median Earnings
$2,280
Median Rent
$702,200
Median Home Value
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Mobile home & RV park - Remodeled senior park home with new HVAC, updated flooring and baths, plus a private deck and patio for entertaining.
Where is this mobile home & rv park located?
The property is located at 44 Cedar Cir Folsom, CA.
What is the asking price?
The asking price for this property is $187,500.
What are key features of this property?
This property features: 960 SF remodeled senior park mobile home; New HVAC with LTV flooring and sheetrock walls and ceilings; Gourmet kitchen with newer DW and stove with water dispenser
