Updated Two-Bedroom Manufactured
For Sale
$99,900
Pending
52-34480 County Line Rd, Yucaipa, CA 92399
Updated 2-bedroom, 1-bath manufactured home with covered patio, private fenced yard, indoor laundry, and covered parking.
Property Size680 SF
Days on Market54
Property Features for 52-34480 County Line Rd
General Information
Standard status
Pending
Size
680 SF
Property subtype
Manufactured In Park
Site & Location
Highway Access
Yes
Fenced Yard
Yes
Amenities
covered patio
fenced yard
indoor laundry
covered parking
clubhouse
community swimming pool
Listing Agency:
eXp Realty of Greater Los Angeles, Inc.
(888) 652-1314
Listed By:
Ani Gumuryan · License #01972043
(818) 268-7061
Source:
Exprealty
Added: Jul 14
Changed: Aug 21
Last Checked: Sep 5 at 12:10PM
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 eXp Realty of Greater Los Angeles, Inc.
Investment Insights
Based on property information with market context.
This updated manufactured home offers an open-concept living and dining area with luxury plank flooring and abundant natural light. The layout includes a breakfast bar connecting to the kitchen, which features freshly painted finishes, stainless steel appliances, generous counter space, and ample storage. The primary bedroom includes mirrored closet doors, and the updated bathroom offers a modern vanity with tasteful finishes.
Outside, enjoy a covered patio and a private, fenced yard with landscaping and mature plants. Additional features include indoor laundry and covered parking.
The home is located in a well-maintained community close to shopping, restaurants, parks, and freeway access. Park approval is required, and the buyer is subject to approval by Patrician Mobile Home Park, which offers a clubhouse and community swimming pool. Land lease is noted at approximately $400 per month.
Outside, enjoy a covered patio and a private, fenced yard with landscaping and mature plants. Additional features include indoor laundry and covered parking.
The home is located in a well-maintained community close to shopping, restaurants, parks, and freeway access. Park approval is required, and the buyer is subject to approval by Patrician Mobile Home Park, which offers a clubhouse and community swimming pool. Land lease is noted at approximately $400 per month.
Key Highlights
- Updated 2‑bedroom, 1‑bath manufactured home with open‑concept living and dining area
- Luxury plank flooring, abundant natural light, and a breakfast bar connecting living/dining to the kitchen
- Kitchen freshly painted with stainless steel appliances, generous counter space, and ample storage
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
$6,020
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
6.03%
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%
$120,400
$120.4K
Cap Rate 7%
$86,000
$86.0K
Cap Rate 9%
$66,889
$66.9K
Market Conditions
NOI Build-Up for 680 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
$11.7K $17.16/SF
− Vacancy
−$723 −$1.06/SF
EGI
$10.9K $16.10/SF
− OpEx
−$4.9K −$7.24/SF
NOI
$6.0K $8.85/SF
Area
San Bernardino County, CA
Vacancy
6.20%
Lease Rate
$17.16 /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%
$120,400
Cap Rate 7%
$86,000
Cap Rate 9%
$66,889
Alternative Uses
Best Use
Apartment 5plus
$86.0K
$75.3K – $100.3K
NOI $6,020 @ 7.0% cap · market cap 6.03%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$143.4K
$125.5K – $167.4K
NOI $10,041 @ 7.0% cap · market cap 10.05%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Fenced yard
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
449
Businesses Nearby
Explore this area
Business Placement
Demographics for 92399, CA
55,794
Population
19,382
Households
2.9
Avg Household Size
40
Median Age
26%
College-Educated
89%
High-School Grad
53.6 sq mi
ZIP Area
1,041
Density / Sq Mi
$94,718
Median Household Income
$46,011
Median Earnings
$1,658
Median Rent
$472,400
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 - Updated 2-bedroom, 1-bath manufactured home with covered patio, private fenced yard, indoor laundry, and covered parking.
Where is this mobile home & rv park located?
The property is located at 52-34480 County Line Rd Yucaipa, CA.
What is the asking price?
The asking price for this property is $99,900.
What are key features of this property?
This property features: Updated 2‑bedroom, 1‑bath manufactured home with open‑concept living and dining area; Luxury plank flooring, abundant natural light, and a breakfast bar connecting living/dining to the kitchen; Kitchen freshly painted with stainless steel appliances, generous counter space, and ample storage
