Mobile Home Park
For Sale
$444,950
49 Blanca Lane Unit 32, Watsonville, CA 95076
Mobile home park with 3 bedrooms and 2 baths.
Property Size1,325 SF
Price / SF$335.81
Days on Market199
Property Features for 49 Blanca Lane Unit 32
General Information
Standard status
Active
Size
1,325 SF
Property subtype
Manufactured In Park / Double Wide
Amenities
false
Central
4
220 Volts in Laundry
Carpet, Linoleum
2.0
Free Standing Gas Range, Free Standing Refrigerator, Microwave
Tub w/Shower Over, Shower Stall(s)
2
Hookups Only, Inside Area, Inside Room
0.0
Composition
Pillar/Post/Pier
Wood, Wood Siding
Building Details
Year Built
2025
Listing Agency:
Harmony Communities, Inc.
(209) 670-6264
Listed By:
Sherrie Johnston · License #01930518
(209) 670-6264
Source:
Compass
Added: Feb 6
Changed: Aug 23
Last Checked: Aug 3 at 12:05PM
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 Harmony Communities, Inc.
Investment Insights
Based on property information with market context.
This mobile home park features a unit with 3 bedrooms and 2 baths. The property is located close to shopping and schools. It is situated in an all-age park and is move-in ready. The bike score is 72, indicating it is very bikeable. The transit score is 39, suggesting some transit options are available. The walk score is 0, indicating it is somewhat walkable.
Key Highlights
- 3 Bedrooms and 2 Bathrooms provide comfortable living.
- Move‑in Ready Condition, start enjoying your new home immediately.
- Located in an All‑Age Park.
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
$34,106
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
7.67%
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%
$682,120
$682.1K
Cap Rate 7%
$487,229
$487.2K
Cap Rate 9%
$378,956
$379.0K
Market Conditions
NOI Build-Up for 1,325 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
$63.6K $48.00/SF
− Vacancy
−$1.6K −$1.20/SF
EGI
$62.0K $46.80/SF
− OpEx
−$27.9K −$21.06/SF
NOI
$34.1K $25.74/SF
Area
Santa Cruz County, CA
Vacancy
2.50%
Lease Rate
$48.00 /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%
$682,120
Cap Rate 7%
$487,229
Cap Rate 9%
$378,956
Alternative Uses
Best Use
Apartment 5plus
$487.2K
$426.3K – $568.4K
NOI $34,106 @ 7.0% cap · market cap 7.67%
Second Best
—
—
no second resolved use
Theoretical Best
Retail
$757.6K
$662.9K – $883.9K
NOI $53,034 @ 7.0% cap · market cap 11.92%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
845
Businesses Nearby
Explore this area
Business Placement
Demographics for 95076, CA
84,433
Population
26,488
Households
3.2
Avg Household Size
35
Median Age
19%
College-Educated
72%
High-School Grad
135.1 sq mi
ZIP Area
625
Density / Sq Mi
$86,685
Median Household Income
$36,077
Median Earnings
$1,851
Median Rent
$767,200
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 - Mobile home park with 3 bedrooms and 2 baths.
Where is this mobile home & rv park located?
The property is located at 49 Blanca Lane Unit 32 Watsonville, CA.
What is the asking price?
The asking price for this property is $444,950.
What are key features of this property?
This property features: 3 Bedrooms and 2 Bathrooms provide comfortable living.; Move‑in Ready Condition, start enjoying your new home immediately.; Located in an All‑Age Park.
