Manufactured Home in All-Ages
For Sale
$275,000
858 Mary St, Santa Rosa, CA 95403
Built in 2022, this corner-lot manufactured home offers three bedrooms, two baths, and carport parking.
Property Size1,283 SF
Price / SF$214.34
Days on Market50
Property Features for 858 Mary St
General Information
Standard status
Active
Size
1,283 SF
Property subtype
Manufactured In Park
Amenities
pool
clubhouse
Building Details
Year Built
2022
Listing Agency:
Coldwell Banker Realty
4953333
Listed By:
Kristi K. Taylor
4953333
Source:
Exprealty
Added: Jul 5
Changed: Aug 20
Last Checked: Aug 23 at 4:35AM
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 Realty
Investment Insights
Based on property information with market context.
Built in 2022, this immaculate three-bedroom, two-bath manufactured home is positioned on a spacious corner lot within the all-ages Coddingtown Estates community. The interior features a sunlit, open-concept living area and a contemporary kitchen with stainless steel appliances, maple flooring, and updated window treatments. The primary suite includes a luxurious soaking tub. Carport parking is included.
Residents can access resort-like amenities within the community, including a pool and clubhouse. The home is also described as being near top shopping destinations, public transportation, and renowned wineries.
Overall, the property presents as a turnkey option, with modern finishes and an efficient, comfortable layout designed for everyday living.
Residents can access resort-like amenities within the community, including a pool and clubhouse. The home is also described as being near top shopping destinations, public transportation, and renowned wineries.
Overall, the property presents as a turnkey option, with modern finishes and an efficient, comfortable layout designed for everyday living.
Key Highlights
- Built in 2022: 3‑bedroom, 2‑bath manufactured home
- Corner lot in the all‑ages Coddingtown Estates community
- Carport parking included
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
$22,411
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
8.15%
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%
$448,220
$448.2K
Cap Rate 7%
$320,157
$320.2K
Cap Rate 9%
$249,011
$249.0K
Market Conditions
NOI Build-Up for 1,283 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
$42.8K $33.36/SF
− Vacancy
−$2.1K −$1.60/SF
EGI
$40.7K $31.76/SF
− OpEx
−$18.3K −$14.29/SF
NOI
$22.4K $17.47/SF
Area
Santa Rosa, CA
Vacancy
4.80%
Lease Rate
$33.36 /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%
$448,220
Cap Rate 7%
$320,157
Cap Rate 9%
$249,011
Alternative Uses
Best Use
Apartment 5plus
$320.2K
$280.1K – $373.5K
NOI $22,411 @ 7.0% cap · market cap 8.15%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$356.5K
$311.9K – $415.9K
NOI $24,952 @ 7.0% cap · market cap 9.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
2,503
Businesses Nearby
Explore this area
Business Placement
Demographics for 95403, CA
44,705
Population
17,504
Households
2.6
Avg Household Size
39
Median Age
27%
College-Educated
87%
High-School Grad
21.5 sq mi
ZIP Area
2,079
Density / Sq Mi
$94,480
Median Household Income
$45,928
Median Earnings
$2,215
Median Rent
$651,900
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mobile home & RV park - Built in 2022, this corner-lot manufactured home offers three bedrooms, two baths, and carport parking.
Where is this mobile home & rv park located?
The property is located at 858 Mary St Santa Rosa, CA.
What is the asking price?
The asking price for this property is $275,000.
What are key features of this property?
This property features: Built in 2022: 3‑bedroom, 2‑bath manufactured home; Corner lot in the all‑ages Coddingtown Estates community; Carport parking included
