Turnkey RV Resort
For Sale
$169,000
90-69801 Ramon Rd, Cathedral City, CA 92234
Updated two-bedroom cottage in a 55+ seasonal RV resort with pond and greenbelt views and furnished turnkey readiness.
Property Size600 SF
Price / SF$281.67
Days on Market60
Property Features for 90-69801 Ramon Rd
General Information
Standard status
Active
Size
600 SF
Property subtype
Manufactured In Park
Listing Agency:
Landsmith Residential RE Serv
(855) 966-4663
Listed By:
Darren Smith · License #01418976
(949) 466-1655
Source:
Exprealty
Added: Jul 10
Changed: Aug 20
Last Checked: Sep 7 at 12:17PM
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 Landsmith Residential RE Serv
Investment Insights
Based on property information with market context.
Cedar Creek Cottage at Desert Shadows RV Resort is a turnkey, fully furnished home featuring two bedrooms, including a versatile California Room, and an expansive picture window with views of the pond, fountain, gardens, and greenbelt. Recent upgrades include a brand-new HVAC system, quartz countertops with a full tile backsplash, a stainless steel double sink with new faucet and garbage disposal, and a new stainless steel refrigerator. The remodeled bathroom offers matching quartz countertops, updated flooring, and modern fixtures, and the property includes a private workshop/storage shed for additional space.
Desert Shadows is a gated 55+ seasonal community in the Coachella Valley. The HOA provides water, trash, cable TV, Spectrum high-speed internet, and common area maintenance. Resort amenities include multiple pools and spas, lighted tennis courts, pickleball courts, an indoor shuffleboard pavilion, fitness center, and a 16,000-square-foot ballroom, along with other clubhouse and activity spaces.
The cottage’s location places it steps from the pool, spa, and indoor shuffleboard pavilion within the resort community.
Desert Shadows is a gated 55+ seasonal community in the Coachella Valley. The HOA provides water, trash, cable TV, Spectrum high-speed internet, and common area maintenance. Resort amenities include multiple pools and spas, lighted tennis courts, pickleball courts, an indoor shuffleboard pavilion, fitness center, and a 16,000-square-foot ballroom, along with other clubhouse and activity spaces.
The cottage’s location places it steps from the pool, spa, and indoor shuffleboard pavilion within the resort community.
Key Highlights
- Updated Cedar Creek Cottage in Desert Shadows RV Resort, a gated 55+ seasonal community
- Two‑bedroom cottage with picture‑window views of the pond, fountain, gardens, and greenbelt
- Recent upgrades include a brand‑new HVAC system, quartz countertops, tile backsplash, and a new stainless steel refrigerator
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
$9,712
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
5.75%
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%
$194,240
$194.2K
Cap Rate 7%
$138,743
$138.7K
Cap Rate 9%
$107,911
$107.9K
Market Conditions
NOI Build-Up for 600 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
$18.0K $30.00/SF
− Vacancy
−$342 −$0.57/SF
EGI
$17.7K $29.43/SF
− OpEx
−$7.9K −$13.24/SF
NOI
$9.7K $16.19/SF
Area
Riverside County, CA
Vacancy
1.90%
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%
$194,240
Cap Rate 7%
$138,743
Cap Rate 9%
$107,911
Alternative Uses
Best Use
Apartment 5plus
$138.7K
$121.4K – $161.9K
NOI $9,712 @ 7.0% cap · market cap 5.75%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$179.7K
$157.3K – $209.7K
NOI $12,582 @ 7.0% cap · market cap 7.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
596
Businesses Nearby
Explore this area
Business Placement
Demographics for 92234, CA
51,509
Population
23,114
Households
2.2
Avg Household Size
42
Median Age
26%
College-Educated
81%
High-School Grad
14.8 sq mi
ZIP Area
3,480
Density / Sq Mi
$67,031
Median Household Income
$34,895
Median Earnings
$1,554
Median Rent
$420,700
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 - Updated two-bedroom cottage in a 55+ seasonal RV resort with pond and greenbelt views and furnished turnkey readiness.
Where is this mobile home & rv park located?
The property is located at 90-69801 Ramon Rd Cathedral City, CA.
What is the asking price?
The asking price for this property is $169,000.
What are key features of this property?
This property features: Updated Cedar Creek Cottage in Desert Shadows RV Resort, a gated 55+ seasonal community; Two‑bedroom cottage with picture‑window views of the pond, fountain, gardens, and greenbelt; Recent upgrades include a brand‑new HVAC system, quartz countertops, tile backsplash, and a new stainless steel refrigerator
