Double-Wide Mobile Home in 55+
For Sale
$250,000
840 E Foothill #142, Azusa, CA 91702
Two-bedroom residence with a bonus office, shed, and access to pool, spa, clubhouse, and dog park amenities.
Property Size1,200 SF
Price / SF$208.33
Days on Market57
Property Features for 840 E Foothill #142
General Information
Standard status
Active
Size
1,200 SF
Property subtype
Manufactured On Land
Units
Unit Mix
1 x 2BR/2BA
Multifamily Units
1
Amenities
clubhouse
kitchen
library
billiards table
heated community pool
spa
dog park
storage shed
Central
Central Air
Gas Range
Porch, Electricity Connected, Natural Gas Connected, Sewer Connected, Water Connected
Building Details
Year Built
1970
Buildings
1
Stories
1
Construction
double wide mobile home
Listing Agency:
COLDWELL BANKER DYNASTY/ARC
Listed By:
DORINE TUAN
(626) 512-5863
Source:
Kw
Added: Jul 9
Changed: Sep 2
Last Checked: Sep 3 at 5:46AM
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 COLDWELL BANKER DYNASTY/ARC
Investment Insights
Based on property information with market context.
This 1,200-square-foot double-wide mobile home was built in 1970 and offers two bedrooms, two bathrooms, a generous living room, and an additional room beside the primary bedroom that can serve as an office or flex space. Laminate flooring runs throughout the residence, while a rear storage shed provides additional utility. Interior features include central air and a gas range, with connected electricity, natural gas, sewer, and water services.
The home is located at Foothill Vista Mobile Home Park in Azusa, a 55+ community near Azusa Pacific University, Citrus College, and nearby shopping plazas. Community amenities include a clubhouse with a kitchen, library, and billiards table, along with a heated pool, spa, and dog park. Pets and additional residents aged 18 or older are permitted subject to restrictions, and buyers require approval from park management.
The home is located at Foothill Vista Mobile Home Park in Azusa, a 55+ community near Azusa Pacific University, Citrus College, and nearby shopping plazas. Community amenities include a clubhouse with a kitchen, library, and billiards table, along with a heated pool, spa, and dog park. Pets and additional residents aged 18 or older are permitted subject to restrictions, and buyers require approval from park management.
Key Highlights
- 1,200‑square‑foot double‑wide mobile home
- Two bedrooms, two bathrooms, and adjacent bonus room or office
- Built in 1970 with laminate flooring throughout
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
$19,309
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
7.72%
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%
$386,180
$386.2K
Cap Rate 7%
$275,843
$275.8K
Cap Rate 9%
$214,544
$214.5K
Market Conditions
NOI Build-Up for 1,200 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
$38.2K $31.80/SF
− Vacancy
−$3.1K −$2.54/SF
EGI
$35.1K $29.26/SF
− OpEx
−$15.8K −$13.17/SF
NOI
$19.3K $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%
$386,180
Cap Rate 7%
$275,843
Cap Rate 9%
$214,544
Alternative Uses
Best Use
Apartment 5plus
$275.8K
$241.4K – $321.8K
NOI $19,309 @ 7.0% cap · market cap 7.72%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$642.5K
$562.2K – $749.6K
NOI $44,973 @ 7.0% cap · market cap 17.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
1,146
Businesses Nearby
Explore this area
Business Placement
Demographics for 91702, CA
62,328
Population
18,218
Households
3.4
Avg Household Size
34
Median Age
24%
College-Educated
78%
High-School Grad
65.0 sq mi
ZIP Area
959
Density / Sq Mi
$87,577
Median Household Income
$35,714
Median Earnings
$1,847
Median Rent
$604,600
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 - Two-bedroom residence with a bonus office, shed, and access to pool, spa, clubhouse, and dog park amenities.
Where is this mobile home & rv park located?
The property is located at 840 E Foothill #142 Azusa, CA.
What is the asking price?
The asking price for this property is $250,000.
What are key features of this property?
This property features: 1,200‑square‑foot double‑wide mobile home; Two bedrooms, two bathrooms, and adjacent bonus room or office; Built in 1970 with laminate flooring throughout
