Manufactured Home with Covered
New
For Sale
$360,000
80-4660 N River Rd, Oceanside, CA 92057
Three-bedroom manufactured home in a gated, all-age community with recreational amenities and convenient access to shopping, dining, and freeways.
Property Size1,440 SF
Price / SF$250
Days on Market5
Property Features for 80-4660 N River Rd
General Information
Standard status
Active
Size
1,440 SF
Property subtype
Manufactured In Park
Units
Unit Mix
1 x 3BR+bonus/2BA
Multifamily Units
1
Additional Details
Highway Access
Yes
Amenities
clubhouse
pool
spa
playground
RV parking
tennis courts
basketball courts
Building Details
Buildings
1
Construction
manufactured home
Listing Agency:
LPT Realty, Inc
(760) 687-8192
Listed By:
Josefina Meraz
(760) 687-8192
Source:
Exprealty
Added: Aug 29
Changed: Aug 31
Last Checked: Sep 2 at 1:33AM
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 LPT Realty, Inc
Investment Insights
Based on property information with market context.
This manufactured home offers approximately 1,440 square feet with three bedrooms, a bonus room, and two bathrooms. The interior centers on an open living and kitchen arrangement with a tile backsplash and stainless-steel range. A covered front porch and covered carport add practical outdoor and parking features.
The home is situated within the gated, all-age Lamplighter community in Oceanside. Residents have access to a clubhouse, pool and spa, playground, RV parking, tennis courts, and basketball courts. The property is near shopping, dining, and freeway access, with the beach only minutes away.
The home is situated within the gated, all-age Lamplighter community in Oceanside. Residents have access to a clubhouse, pool and spa, playground, RV parking, tennis courts, and basketball courts. The property is near shopping, dining, and freeway access, with the beach only minutes away.
Key Highlights
- Approximately 1,440 square feet with 3 bedrooms, a bonus room, and 2 bathrooms
- Located in the gated, all‑age Lamplighter community
- Open living and kitchen layout with tile backsplash and stainless‑steel range
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
$22,301
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
6.19%
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%
$446,020
$446.0K
Cap Rate 7%
$318,586
$318.6K
Cap Rate 9%
$247,789
$247.8K
Market Conditions
NOI Build-Up for 1,440 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
$43.2K $30.00/SF
− Vacancy
−$2.7K −$1.84/SF
EGI
$40.5K $28.16/SF
− OpEx
−$18.2K −$12.67/SF
NOI
$22.3K $15.49/SF
Area
Oceanside, CA
Vacancy
6.14%
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%
$446,020
Cap Rate 7%
$318,586
Cap Rate 9%
$247,789
Alternative Uses
Best Use
Apartment 5plus
$318.6K
$278.8K – $371.7K
NOI $22,301 @ 7.0% cap · market cap 6.19%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$481.6K
$421.4K – $561.9K
NOI $33,714 @ 7.0% cap · market cap 9.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
213
Businesses Nearby
Explore this area
Business Placement
Demographics for 92057, CA
57,844
Population
19,660
Households
2.9
Avg Household Size
39
Median Age
32%
College-Educated
85%
High-School Grad
15.0 sq mi
ZIP Area
3,856
Density / Sq Mi
$106,421
Median Household Income
$45,266
Median Earnings
$2,457
Median Rent
$691,900
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 - Three-bedroom manufactured home in a gated, all-age community with recreational amenities and convenient access to shopping, dining, and freeways.
Where is this mobile home & rv park located?
The property is located at 80-4660 N River Rd Oceanside, CA.
What is the asking price?
The asking price for this property is $360,000.
What are key features of this property?
This property features: Approximately 1,440 square feet with 3 bedrooms, a bonus room, and 2 bathrooms; Located in the gated, all‑age Lamplighter community; Open living and kitchen layout with tile backsplash and stainless‑steel range
