Updated 55+ Mobile
For Sale
$219,000
65-12550 Carson St, Hawaiian Gardens, CA 90715
Updated two-bedroom, one-bath mobile home in a 55+ senior park with low space rent and dual-pane windows.
Property Size960 SF
Price / SF$228.13
Days on Market171
Property Features for 65-12550 Carson St
General Information
Standard status
Active
Size
960 SF
Property subtype
Manufactured In Park
Amenities
swimming pool
indoor spa
bingo/clubhouse
pool table
game room
Listing Agency:
New Star Realty & Investment
Listed By:
Helen Hong
(714) 994-3377
Source:
Exprealty
Added: Mar 20
Changed: Aug 20
Last Checked: Sep 5 at 1:02PM
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 New Star Realty & Investment
Investment Insights
Based on property information with market context.
This updated two-bedroom, one-bath mobile home is described as well maintained, featuring an open floor plan and dual-pane windows. The interior includes a large bedroom with a walk-in closet, laminate wood-looking floors, and a cozy kitchen with newer countertops. The listing also notes a large master bedroom with a walk-in closet.
The home is located in an interior position within the Lakewood Mobile Estates community, which is described as bordering the City of Cypress. The community is described as approximately 200 homes and includes amenities such as a swimming pool, indoor spa, bingo or clubhouse, and game rooms.
Offered for sale as part of the Lakewood Mobile Estates 55+ senior park, the property is presented with very low space rent, with the mobile home situated toward the interior of the community.
The home is located in an interior position within the Lakewood Mobile Estates community, which is described as bordering the City of Cypress. The community is described as approximately 200 homes and includes amenities such as a swimming pool, indoor spa, bingo or clubhouse, and game rooms.
Offered for sale as part of the Lakewood Mobile Estates 55+ senior park, the property is presented with very low space rent, with the mobile home situated toward the interior of the community.
Key Highlights
- Updated 2‑bedroom, 1‑bath mobile home in a 55+ senior park
- Open floor plan with dual‑pane windows
- Large master bedroom with a walk‑in closet and dual‑pane windows
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
$15,447
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
7.05%
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%
$308,940
$308.9K
Cap Rate 7%
$220,671
$220.7K
Cap Rate 9%
$171,633
$171.6K
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
$30.5K $31.80/SF
− Vacancy
−$2.4K −$2.54/SF
EGI
$28.1K $29.26/SF
− OpEx
−$12.6K −$13.17/SF
NOI
$15.4K $16.09/SF
Area
Los Angeles County, CA
Vacancy
8.00%
Lease Rate
$31.80 /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%
$308,940
Cap Rate 7%
$220,671
Cap Rate 9%
$171,633
Alternative Uses
Best Use
Apartment 5plus
$220.7K
$193.1K – $257.5K
NOI $15,447 @ 7.0% cap · market cap 7.05%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$514.0K
$449.7K – $599.7K
NOI $35,979 @ 7.0% cap · market cap 16.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
992
Businesses Nearby
Explore this area
Business Placement
Demographics for 90715, CA
20,999
Population
6,536
Households
3.2
Avg Household Size
37
Median Age
28%
College-Educated
86%
High-School Grad
1.7 sq mi
ZIP Area
12,352
Density / Sq Mi
$94,796
Median Household Income
$44,344
Median Earnings
$2,196
Median Rent
$660,900
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 two-bedroom, one-bath mobile home in a 55+ senior park with low space rent and dual-pane windows.
Where is this mobile home & rv park located?
The property is located at 65-12550 Carson St Hawaiian Gardens, CA.
What is the asking price?
The asking price for this property is $219,000.
What are key features of this property?
This property features: Updated 2‑bedroom, 1‑bath mobile home in a 55+ senior park; Open floor plan with dual‑pane windows; Large master bedroom with a walk‑in closet and dual‑pane windows
