Brand New 2BR/2BA Manufactured
For Sale
$154,950
B27-1255 Orcutt Rd, San Luis Obispo, CA 93401
New 2026 Champion single-wide offers 2 bedrooms, 2 bathrooms, stainless steel appliances, and indoor laundry hookups.
Property Size560 SF
Price / SF$276.70
Days on Market165
Property Features for B27-1255 Orcutt Rd
General Information
Standard status
Active
Size
560 SF
Property subtype
Manufactured In Park
Amenities
indoor laundry hookups
Building Details
Year Built
2026
Listing Agency:
Harmony Communities
(209) 932-8747
Listed By:
BRUCE DAVIES · License #00479461
(209) 670-6264
Source:
Exprealty
Added: Apr 1
Changed: Sep 6
Last Checked: Sep 11 at 10:51AM
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 Harmony Communities
Investment Insights
Based on property information with market context.
Brand new 2026 Champion manufactured home in the Colonial Manor Manufactured Home Community. This single-wide layout includes two bedrooms and two bathrooms, with a kitchen equipped with stainless steel appliances. Indoor laundry hookups add day-to-day convenience, and the home is presented as a clean, low-maintenance option.
The home is located at B27-1255 Orcutt Rd in San Luis Obispo, within a well-maintained manufactured home community. Space rent is listed as $995 per month.
With its 2-bedroom configuration and functional interior improvements, the property is suited for buyers looking for a newly built manufactured home in a community setting.
The home is located at B27-1255 Orcutt Rd in San Luis Obispo, within a well-maintained manufactured home community. Space rent is listed as $995 per month.
With its 2-bedroom configuration and functional interior improvements, the property is suited for buyers looking for a newly built manufactured home in a community setting.
Key Highlights
- Brand new 2026 Champion manufactured home in Colonial Manor Manufactured Home Community
- Single‑wide layout with 2 bedrooms and 2 bathrooms
- Kitchen includes stainless steel appliances
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
$10,811
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
6.98%
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%
$216,220
$216.2K
Cap Rate 7%
$154,443
$154.4K
Cap Rate 9%
$120,122
$120.1K
Market Conditions
NOI Build-Up for 560 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
$20.2K $36.00/SF
− Vacancy
−$504 −$0.90/SF
EGI
$19.7K $35.10/SF
− OpEx
−$8.8K −$15.80/SF
NOI
$10.8K $19.31/SF
Area
San Luis Obispo County, CA
Vacancy
2.50%
Lease Rate
$36.00 /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%
$216,220
Cap Rate 7%
$154,443
Cap Rate 9%
$120,122
Alternative Uses
Best Use
Apartment 5plus
$154.4K
$135.1K – $180.2K
NOI $10,811 @ 7.0% cap · market cap 6.98%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$220.2K
$192.7K – $257.0K
NOI $15,417 @ 7.0% cap · market cap 9.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
835
Businesses Nearby
Explore this area
Business Placement
Demographics for 93401, CA
29,877
Population
14,363
Households
2.1
Avg Household Size
39
Median Age
57%
College-Educated
96%
High-School Grad
64.2 sq mi
ZIP Area
465
Density / Sq Mi
$95,386
Median Household Income
$47,898
Median Earnings
$1,859
Median Rent
$943,500
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 - New 2026 Champion single-wide offers 2 bedrooms, 2 bathrooms, stainless steel appliances, and indoor laundry hookups.
Where is this mobile home & rv park located?
The property is located at B27-1255 Orcutt Rd San Luis Obispo, CA.
What is the asking price?
The asking price for this property is $154,950.
What are key features of this property?
This property features: Brand new 2026 Champion manufactured home in Colonial Manor Manufactured Home Community; Single‑wide layout with 2 bedrooms and 2 bathrooms; Kitchen includes stainless steel appliances
