Turnkey Park Model
For Sale
$130,000
602-84136 Avenue 44, Indio, CA 92201
Well-maintained park model/RV home with a tiled deck offering west-facing mountain views.
Property Size400 SF
Price / SF$325
Days on Market105
Property Features for 602-84136 Avenue 44
General Information
Standard status
Active
Size
400 SF
Property subtype
Manufactured In Park
Additional Details
Business Included
No
Outdoor Storage
Yes
Amenities
golf course
putting course
practice greens
heated pools
spas
tennis courts
pickleball courts
shuffleboard
horseshoes
bocce ball
billiards
fitness center
clubhouses
laundry facilities
mail services
social activities
Listing Agency:
C 21 Coachella Valley RE
(760) 899-0689
Listed By:
Sondra Bittner · License #02143777
(760) 899-0689
Source:
Exprealty
Added: Apr 29
Changed: Jul 28
Last Checked: Aug 10 at 10:20AM
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 C 21 Coachella Valley RE
Investment Insights
Based on property information with market context.
This turnkey park model/RV home is located within the 55+ Rancho Casa Blanca community, where owners own the land. The home is well maintained with thoughtful upgrades throughout, including roll-down shutters, a storage shed, mirrored closet doors, and an upgraded tile shower with updated fixtures and a built-in sitting area. A tiled deck with west-facing mountain views provides outdoor space for relaxing or entertaining.
Rancho Casa Blanca is a guard-gated, 80-acre resort-style community with 801 individually owned park model homes and RV sites. Residents have access to multiple amenities, including an 18-hole par-3 golf course, heated pools and spas, tennis and pickleball courts, and a fully equipped fitness center. The community also includes two expansive clubhouses, four satellite buildings with laundry facilities and mail services, plus over 60 clubs and social activities.
The home is presented as a turnkey option within the established community, with the listed upgrades and features intended to support comfortable seasonal use or a winter retreat.
Rancho Casa Blanca is a guard-gated, 80-acre resort-style community with 801 individually owned park model homes and RV sites. Residents have access to multiple amenities, including an 18-hole par-3 golf course, heated pools and spas, tennis and pickleball courts, and a fully equipped fitness center. The community also includes two expansive clubhouses, four satellite buildings with laundry facilities and mail services, plus over 60 clubs and social activities.
The home is presented as a turnkey option within the established community, with the listed upgrades and features intended to support comfortable seasonal use or a winter retreat.
Key Highlights
- Well‑maintained park model/RV home in a 55+ Rancho Casa Blanca community where you own the land
- West‑facing mountain views from the tiled deck
- Roll‑down shutters for privacy and security
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
$6,475
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
4.98%
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%
$129,500
$129.5K
Cap Rate 7%
$92,500
$92.5K
Cap Rate 9%
$71,944
$71.9K
Market Conditions
NOI Build-Up for 400 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
$12.0K $30.00/SF
− Vacancy
−$228 −$0.57/SF
EGI
$11.8K $29.43/SF
− OpEx
−$5.3K −$13.24/SF
NOI
$6.5K $16.19/SF
Area
Riverside County, CA
Vacancy
1.90%
Lease Rate
$30.00 /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%
$129,500
Cap Rate 7%
$92,500
Cap Rate 9%
$71,944
Alternative Uses
Best Use
Apartment 5plus
$92.5K
$80.9K – $107.9K
NOI $6,475 @ 7.0% cap · market cap 4.98%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$119.8K
$104.9K – $139.8K
NOI $8,388 @ 7.0% cap · market cap 6.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
402
Businesses Nearby
Explore this area
Business Placement
Demographics for 92201, CA
66,989
Population
26,241
Households
2.6
Avg Household Size
35
Median Age
16%
College-Educated
70%
High-School Grad
16.2 sq mi
ZIP Area
4,135
Density / Sq Mi
$66,663
Median Household Income
$35,527
Median Earnings
$1,349
Median Rent
$372,800
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 - Well-maintained park model/RV home with a tiled deck offering west-facing mountain views.
Where is this mobile home & rv park located?
The property is located at 602-84136 Avenue 44 Indio, CA.
What is the asking price?
The asking price for this property is $130,000.
What are key features of this property?
This property features: Well‑maintained park model/RV home in a 55+ Rancho Casa Blanca community where you own the land; West‑facing mountain views from the tiled deck; Roll‑down shutters for privacy and security
