Updated Two-Bedroom Mobile
For Sale
$255,000
840 E Foothill Boulevard 197, Azusa, CA 91702
Bright two-bath residence with renovated interiors, private fenced outdoor space, and access to extensive community amenities.
Property Size1,248 SF
Price / SF$204.33
Days on Market14
Property Features for 840 E Foothill Boulevard 197
General Information
Standard status
Active
Size
1,248 SF
Property subtype
Manufactured In Park
Site & Location
Highway Access
Yes
Public Transit
Yes
Units
Unit Mix
1 x 2BR/2BA
Multifamily Units
1
Amenities
carports
clubhouse
heated swimming pool
indoor spa
fitness center
billiard and card rooms
BBQ area
RV parking
dog park
Building Details
Buildings
1
Listing Agency:
WERE REAL ESTATE
(626) 609-9418
Listed By:
ALEX JUAREZ · License #01806443
Source:
Tfregroup
Added: Aug 16
Changed: Aug 28
Last Checked: Aug 28 at 12:59PM
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 WERE REAL ESTATE
Investment Insights
Based on property information with market context.
This 1,248-square-foot mobile home offers two bedrooms, two bathrooms, and an open interior with high ceilings. Improvements include newer windows, flooring, interior paint, and a remodeled kitchen finished with quartz countertops. Both bedrooms are generously sized, with the primary suite providing a walk-in closet. The fully fenced yard supports outdoor use, while two carports are included. Guest parking and RV parking are available separately.
Residents have access to a clubhouse, heated swimming pool, indoor spa, fitness center, billiard and card rooms, BBQ area, and dog park. The 55+ community permits pets up to 30 lbs. Occupants 18 and older are permitted when the homeowner is 55+, subject to park management approval.
The home is across from Azusa Pacific University and Citrus College, with shopping, dining, and everyday services nearby at Costco, Foothill Plaza Shopping Center, Azusa Town Center, and Citrus Crossing Shopping Center. The property also offers access to the 210, 605, and 57 Freeways and nearby public transportation.
Residents have access to a clubhouse, heated swimming pool, indoor spa, fitness center, billiard and card rooms, BBQ area, and dog park. The 55+ community permits pets up to 30 lbs. Occupants 18 and older are permitted when the homeowner is 55+, subject to park management approval.
The home is across from Azusa Pacific University and Citrus College, with shopping, dining, and everyday services nearby at Costco, Foothill Plaza Shopping Center, Azusa Town Center, and Citrus Crossing Shopping Center. The property also offers access to the 210, 605, and 57 Freeways and nearby public transportation.
Key Highlights
- 1,248‑square‑foot mobile home with 2 bedrooms and 2 bathrooms
- Remodeled kitchen with quartz countertops, newer windows, flooring, and interior paint
- Fully fenced yard plus 2 carports and available guest parking
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
$20,081
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
7.87%
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%
$401,620
$401.6K
Cap Rate 7%
$286,871
$286.9K
Cap Rate 9%
$223,122
$223.1K
Market Conditions
NOI Build-Up for 1,248 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
$39.7K $31.80/SF
− Vacancy
−$3.2K −$2.54/SF
EGI
$36.5K $29.26/SF
− OpEx
−$16.4K −$13.17/SF
NOI
$20.1K $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%
$401,620
Cap Rate 7%
$286,871
Cap Rate 9%
$223,122
Alternative Uses
Best Use
Apartment 5plus
$286.9K
$251.0K – $334.7K
NOI $20,081 @ 7.0% cap · market cap 7.87%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$668.2K
$584.7K – $779.5K
NOI $46,772 @ 7.0% cap · market cap 18.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Yes
Highway access
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 - Bright two-bath residence with renovated interiors, private fenced outdoor space, and access to extensive community amenities.
Where is this mobile home & rv park located?
The property is located at 840 E Foothill Boulevard 197 Azusa, CA.
What is the asking price?
The asking price for this property is $255,000.
What are key features of this property?
This property features: 1,248‑square‑foot mobile home with 2 bedrooms and 2 bathrooms; Remodeled kitchen with quartz countertops, newer windows, flooring, and interior paint; Fully fenced yard plus 2 carports and available guest parking
