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Property profile & analytics
OFF-MARKET
Mobile home & RV parks
11856 Spruce Grv Rd Lower Lake, CA 95457-9819
Individually Owned
1-yr Hold
~
Est. High Equity
Property ID
US09-1826670
Property profile
Verified
Property type
Mobile home & RV parks
Use group
MOBILE HOME PARK, TRAILER PARK
Lot
2.01 ac (87,555 SF)
Zoning code
SR
APN
049-261-010-000
UPID
US09-1826670
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Vanessa Favela Contreras · 1 yrs held
Vanessa Favela Contreras
since 2025
Last sale
$275,000
7 recorded transactions
Zoning & alternative use
SR · Lower Lake, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Lower Lake submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lower Lake submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$967
Tax year 2024
Assessed value
$68,009
Assessed 2024
Previous assessed
$68,009
+0.0% YoY
Effective rate
1.42%
On assessed value
Assessed land
$20,347
Assessed improvement
$47,662
Applied tax rate
60.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Mobile home & RV parks
Use group
MOBILE HOME PARK, TRAILER PARK
Status
Off-Market
Heating
NONE
Lot
2.01 ac (87,555 SF)
Zoning code
SR
APN
049-261-010-000
UPID
US09-1826670
Jurisdiction
LAKE
Zoning & alternative use
SR · Lower Lake, CA
Zoning SR · permitted uses
SR · Lower Lake, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lower Lake. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Heating
NONE
Lot
2.01 ac
Current owner
From public records · entity-resolved
Vanessa Favela Contreras
Individual
Mailing address
PO BOX 1324, LOWER LAKE, CA 95457-1324
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
17 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 28, 2025
$137,500
Vanessa Favela Contreras
Vanessa Favela Contreras
Grant Deed
related
—
Feb 28, 2025
—
Beatriz Contreras Chaves
Manuel Sonato Saldaa
Deed
related
—
Feb 5, 2025
—
Catherine Alan Long
Catherine Alan Long
Deed
related
$261,250 · Franklin Loan Center
Feb 5, 2025
$275,000
Vanessa Favela Contreras
Catherine A Long
Grant Deed
—
Apr 27, 2020
—
Gary A Long
—
Deed
related
$270,196 · Royal Pacific Funding Corp
Sep 3, 2019
—
Gary A Long
—
Deed
related
$269,312 · Royal Pacific Funding Corp
Apr 18, 2018
—
Gary A Long
—
Deed
related
$269,637 · Royal Pacific Funding Corp
Apr 9, 2004
—
Gary A Long
Long,gary A & Catherine A
Quit Claim Deed
related
$223,500 · Argent Mortgage Co LLC
Mar 18, 2004
—
Catherine A Long
Long,byra J
Affidavit Of Death
related
—
Jan 1, 1988
—
Long,byra J Etal
—
Grant Deed
related
—
—
—
Byra J Long
—
Deed Of Trust
related
$25,000 · Mbna America Bank (delaware)
—
—
Byra J Long
—
Deed Of Trust
related
$83,099 · Household Finance Corp Ca
—
—
Byra J Long
—
Deed Of Trust
related
$130,273 · Household Finance Corp Ca
—
—
Byra J Long
—
Deed Of Trust
related
$184,575 · Household Finance Corp Ca
—
—
Gary A Long
—
Deed Of Trust
related
$52,404 · Citifinancial Services INC
—
—
Byra J Long
—
Deed Of Trust
related
$18,375 · Household Finance Corp Ca
—
—
Byra J Long
—
Deed Of Trust
related
$118,117 · Household Finance Corp Ca
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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