Former Four-Site Mobile Home
For Sale
$639,900
8720 SE CLATSOP ST, Happy Valley, OR 97086
Former 4-space mini mobile home park with three included manufactured homes and one vacant home site on 0.40 acres.
Property Size3,888 SF
Lot Size0.40 Acres
Price / SF$164.58
Days on Market183
Property Features for 8720 SE CLATSOP ST
General Information
Standard status
Active
Size
3,888 SF
Lot size
0.40 Acres
Property subtype
Multi-Family
Zoning
MR1
Net Operating Income
$38,558
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$4,522
Amenities
Electricity
UnitTypeType1,UnitTypeType2,UnitTypeType3,UnitTypeType4
2
1
1200
1795
Commons,CornerLot,Level,Private,Trees
PublicWater
0.4
Assigned,Covered
Paved
ConcretePerimeter,Skirting
CementSiding,VinylSiding
Building Details
Year Built
2018
Stories
1
Listing Agency:
Parker Brennan Real Estate
(360) 693-6139
Listed By:
Evelina Shakin
(503) 915-2774
Source:
Premierepropertygroup
Added: Mar 5
Changed: Sep 3
Last Checked: Sep 4 at 2:41AM
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 Parker Brennan Real Estate
Investment Insights
Based on property information with market context.
This former four-space mini mobile home park sits on a 0.40-acre parcel and is set up for four home sites, with one space currently vacant. The sale includes three manufactured homes totaling 3,888 square feet, all owned by the seller.
Two of the homes were built in 2018 and each is approximately 28' x 48', featuring 3 bedrooms and 2 bathrooms. The third home was built in 1971 and may offer an option for removal or replacement.
County zoning indicates high-density residential, which may allow apartment development, and buyers should verify all uses through their own due diligence. The property has easy access to I-205.
Two of the homes were built in 2018 and each is approximately 28' x 48', featuring 3 bedrooms and 2 bathrooms. The third home was built in 1971 and may offer an option for removal or replacement.
County zoning indicates high-density residential, which may allow apartment development, and buyers should verify all uses through their own due diligence. The property has easy access to I-205.
Key Highlights
- Former 4‑space mini mobile home park on a 0.40‑acre lot with three existing manufactured homes plus one currently vacant home site
- Includes three seller‑owned manufactured homes: two built in 2018 (each approximately 28' x 48', 3BR/2BA) and one built in 1971 (2BR/2BA)
- Combined listed size is 3,888 SF for the three existing manufactured homes included in the sale
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
$49,922
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
7.80%
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%
$998,440
$998.4K
Cap Rate 7%
$713,171
$713.2K
Cap Rate 9%
$554,689
$554.7K
Market Conditions
NOI Build-Up for 3,888 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
$95.6K $24.60/SF
− Vacancy
−$4.9K −$1.25/SF
EGI
$90.8K $23.35/SF
− OpEx
−$40.8K −$10.51/SF
NOI
$49.9K $12.84/SF
Area
Clackamas County, OR
Vacancy
5.10%
Lease Rate
$24.60 /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%
$998,440
Cap Rate 7%
$713,171
Cap Rate 9%
$554,689
Alternative Uses
Best Use
Apartment 5plus
$713.2K
$624.0K – $832.0K
NOI $49,922 @ 7.0% cap · market cap 7.80%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.05M
$918.3K – $1.22M
NOI $73,463 @ 7.0% cap · market cap 11.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
738
Businesses Nearby
Explore this area
Business Placement
Demographics for 97086, OR
32,612
Population
13,440
Households
2.4
Avg Household Size
39
Median Age
43%
College-Educated
95%
High-School Grad
10.5 sq mi
ZIP Area
3,106
Density / Sq Mi
$102,591
Median Household Income
$49,939
Median Earnings
$1,598
Median Rent
$655,700
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 - Former 4-space mini mobile home park with three included manufactured homes and one vacant home site on 0.40 acres.
Where is this mobile home & rv park located?
The property is located at 8720 SE CLATSOP ST Happy Valley, OR.
What is the asking price?
The asking price for this property is $639,900.
What are key features of this property?
This property features: Former 4‑space mini mobile home park on a 0.40‑acre lot with three existing manufactured homes plus one currently vacant home site; Includes three seller‑owned manufactured homes: two built in 2018 (each approximately 28' x 48', 3BR/2BA) and one built in 1971 (2BR/2BA); Combined listed size is 3,888 SF for the three existing manufactured homes included in the sale
