Manufactured Home in RV
For Sale
$215,000
5-449 W Tefft St, Nipomo, CA 93444
2013 Golden West manufactured home offers 2 bedrooms, 2 bathrooms, and an open living layout within a Nipomo park community.
Property Size960 SF
Price / SF$223.96
Days on Market88
Property Features for 5-449 W Tefft St
General Information
Standard status
Active
Size
960 SF
Property subtype
Manufactured In Park
Building Details
Year Built
2013
Listing Agency:
Harmony Communities
Listed By:
BRUCE DAVIES · License #00479461
(209) 670-6264
Source:
Exprealty
Added: Jun 11
Changed: Sep 4
Last Checked: Sep 5 at 1:12PM
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
Investment Insights
Based on property information with market context.
Well-maintained 2013 Golden West manufactured home in a Nipomo park community. The home features an open floor plan with abundant natural light, with a spacious living area flowing into the dining space and well-appointed kitchen. The kitchen includes ample cabinetry and generous counter space, supporting a functional layout for everyday living. The primary suite includes a private bath and plenty of closet space, and the second bedroom and bath offer flexibility for guests, family, or a home office.
Space rent is noted as $995.
Space rent is noted as $995.
Key Highlights
- 2013 Golden West manufactured home in a Nipomo park community
- 2‑bedroom, 2‑bath layout with an open floor plan and abundant natural light
- Space rent is $995
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
$18,533
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
8.62%
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%
$370,660
$370.7K
Cap Rate 7%
$264,757
$264.8K
Cap Rate 9%
$205,922
$205.9K
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
$34.6K $36.00/SF
− Vacancy
−$864 −$0.90/SF
EGI
$33.7K $35.10/SF
− OpEx
−$15.2K −$15.80/SF
NOI
$18.5K $19.31/SF
Area
San Luis Obispo County, CA
Vacancy
2.50%
Lease Rate
$36.00 /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%
$370,660
Cap Rate 7%
$264,757
Cap Rate 9%
$205,922
Alternative Uses
Best Use
Apartment 5plus
$264.8K
$231.7K – $308.9K
NOI $18,533 @ 7.0% cap · market cap 8.62%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$377.6K
$330.4K – $440.5K
NOI $26,429 @ 7.0% cap · market cap 12.29%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
307
Businesses Nearby
Explore this area
Business Placement
Demographics for 93444, CA
22,293
Population
8,406
Households
2.7
Avg Household Size
45
Median Age
34%
College-Educated
87%
High-School Grad
65.4 sq mi
ZIP Area
341
Density / Sq Mi
$105,655
Median Household Income
$44,920
Median Earnings
$2,034
Median Rent
$746,400
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 - 2013 Golden West manufactured home offers 2 bedrooms, 2 bathrooms, and an open living layout within a Nipomo park community.
Where is this mobile home & rv park located?
The property is located at 5-449 W Tefft St Nipomo, CA.
What is the asking price?
The asking price for this property is $215,000.
What are key features of this property?
This property features: 2013 Golden West manufactured home in a Nipomo park community; 2‑bedroom, 2‑bath layout with an open floor plan and abundant natural light; Space rent is $995
