Mobile Home Parks for Sale in California

Canyon Crest Mobile Home Community at 2100 S Escondido Boulevard, Escondido, CA 92025 presents a rare opportunity to acquire a high-quality, all-age manufactured housing community in one of North San Diego County’s most supply-constrained markets. Situated on 18.84 acres, the property features 88 HCD-permitted mobile home sites with fee simple ownership, city water and sewer, and desirable community amenities including a pool, clubhouse/office, laundry facilities, and paved roads. The community is currently 87% occupied and includes 58 park-owned homes, plus significant upside through the infill and conversion of 29 previously or currently RV-occupied sites to new manufactured homes. This value-add strategy creates compelling income growth potential, with proforma NOI projected at approximately $1.33 million and an 8.67% proforma cap rate. Canyon Crest benefits from a strong Escondido location near major retail, employment centers, schools, and regional transportation corridors, while offering residents an affordable housing option in a market where home prices remain exceptionally high. With sub-metered gas and electric, tenant-paid utilities, and the ability to raise site rents to market upon POH to TOH conversion, this is an exceptional blend of in-place cash flow and future upside.

To download the offering memorandum and financials, click View OM or Due Diligence. You will be prompted to sign a confidentiality agreement. Once completed, you will be able to immediately download the information. For any questions or concerns, please contact Andrew Balderrama. The MHP Value Team is pleased to offer for sale Sea View Estates, a 222-site mobile home community located in Salton City, CA. Recently developed and upgraded, the community is scheduled for completion on January 1, 2027, with remaining work limited to the remodel and lease-up of 17 vacant park-owned homes and construction of a new pool and jacuzzi. Offers may be made contingent on the rent roll (see page 17 on the Offering Memorandum) and pool completion. The real estate is valued at $7.43M and the park-owned homes and mortgage notes at $5.07M; the seller prefers a package sale but will consider real estate-only offers. Closing is expected in early 2027. The property is served by public water and sewer, with master-metered electricity billed back to residents. The seller recently invested approximately $2M in a new transformer, new wiring throughout the park, and new pedestals and infrastructure. Water and sewer are not currently billed back, offering additional upside. Projected annual gross income is $1.93M with $1.11M in NOI. Average rent across occupied sites is approximately $554/m, keeping Sea View an affordable housing option: 64 lot-rent sites at $530/m, 48 park-owned homes at $545/m, and 17 rent-to-own homes at $670/m with taxes and insurance billed back. Ancillary income comes from six Airbnb units, a salon, an RV storage lot, and a separate section of individual storage units. The offering pairs new infrastructure with an attractive 8.9% cap basis. All vacant lots have pads and infrastructure already in place, allowing an investor to grow occupancy and income through infill rather than ground-up development. The MSA has experienced tremendous population growth and is expected to remain among the fastest-growing, driven by demand for affordability and the approval of regional lithium projects. The current owner, regarded as the godfather of Salton City for having built the majority of the community, was approached by the town to develop this property against an estimated 500-unit housing shortage Important Note to Prospective Buyers from Pace Morby: Congrats to all new members of the Pace Morby “Creative Finance” and “Subto” communities. We appreciate your interest and enthusiasm. Please note that we work exclusively with qualified, verified buyers. Our clients are not seeking first-time purchasers attempting to acquire mobile home parks with no capital investment. We will also not share proprietary Seller information with any intermediaries, including, but not limited to, scouts, “bird dogs,” or third parties.

Marcus & Millichap is pleased to present Woods Valley Kampground & RV Park, a premier RV park and campground investment located in Valley Center, California (San Diego County). Situated on approximately 67 acres in the scenic foothills of North County San Diego, the property offers a unique outdoor hospitality experience surrounded by mature cottonwood, oak, and sycamore trees, along with two streams, a fishing pond, and abundant natural beauty. The campground is improved with three park owned homes (two manufactured home sites and one beautiful single-family house), 94 RV sites, and 44 tent sites that can be converted to RV use, together with a comprehensive amenity package that includes a clubhouse, swimming pool, camp store, laundry facilities, playground, recreational areas and a catch-and-release fishing pond. Woods Valley Kampground & RV Park offers substantial operational upside through enhanced marketing and revenue management initiatives. Reservations are currently accepted exclusively by telephone and in person, creating an immediate opportunity to expand visibility through online booking platforms and third-party distribution channels. Further upside exists through increasing permanent occupancy levels and maximizing site utilization. Located approximately ten minutes from Escondido and Highway 78 and just twenty minutes from the San Diego Zoo Safari Park, the property benefits from convenient access to some of Southern California's most popular destinations while maintaining the secluded, family-oriented atmosphere that has made it a longtime destination for repeat visitors.

If you're dreaming big, you gotta dream even bigger—because I've got the biggest opportunity in Thermal, CA! This is truly a once-in-a-lifetime chance to own 37.5 acres of prime land in one of the fastest-growing, most highly sought-after regions of the Coachella Valley. Situated right next to the world-famous Thermal Club, this location offers unmatched prestige and visibility. The Thermal Club is an exclusive, luxury motorsports facility known for its private racing circuits, multimillion-dollar villas, world-class clubhouse, fine dining, car condominiums, and celebrity-studded membership. Being neighbors with one of the most elite car-enthusiast communities in the world puts this property in a league of its own. Just one mile from the Thermal Airport, you're perfectly positioned where private jets carrying A-list celebrities land every year for the legendary Coachella Music Festival and Stagecoach Festival. This area explodes with global attention annually, making the investment potential here extraordinary. Even more exciting, you're only one mile from the upcoming Thermal Ranch development—a transformative 620-acre equestrian master-planned community featuring future homes, hotels, restaurants, boutique retail, and an expansive world-class horse park. Once complete, Thermal Ranch is expected to bring immense demand, growth, and value to the surrounding land. This 37.5-acre parcel is located in an OPPORTUNITY ZONE, offering significant long-term tax advantages for investors and developers. Zoned A-2 (Heavy Agriculture), the possibilities are endless—from agriculture to special events, equestrian uses, storage, ranching, or future development potential (buyer to verify). The property is fully equipped with utilities, including: ✔ Multiple septic tanks ✔ A private water well ✔ Canal water access ✔ Several mobile homes on site ✔ Steel workshop buildings With flat topography, easy access, and infrastructure already in place, this land is ready for your vision—whether you're building, investing, or creating something completely new. Opportunities of this scale, in this location, simply don't come around twice. Dream bigger—this is your moment to own a landmark property in Thermal, CA.

Prime Infill Development Opportunity | Ontario, CA – Mission Blvd Corridor Positioned in the path of growth within Ontario’s rapidly expanding residential corridor, this ±4.42-acre infill site presents a rare opportunity to deliver a thoughtfully designed cluster home / single-family community in a supply-constrained market. The property currently consists of multiple parcels, including an existing 15-space mobile home park, offering a clear value-add redevelopment strategy. By retiring the current use and consolidating the usable footprint to approximately 4.4 net acres, developers can unlock the full potential of the site and capitalize on strong end-user demand for attainable, low-maintenance housing product. Strategically located just off Mission Blvd, the site benefits from immediate access to major transportation arteries including the I-10, I-15, and SR-60 freeways, placing it within minutes of key employment hubs such as Ontario International Airport, logistics/distribution centers, and the broader Inland Empire industrial base, one of the fastest-growing job markets in Southern California.

Calling ALL Investors! This is a well maintained mobile home park in Lost Hills with the manager living on site, GREAT investment opportunity. Located off highway 46, close to schools and shopping, approx. 20 acres of property with a total of 108 manufactured homes on site. 46 of them are owned by the park, and the remaining 62 lease their space. The park is 100% occupied with a laundry utility room, and extra parking space within the park. First time this property has been listed in over 25+ years don't wait to make this your next business decision and add it to your portfolio before someone else does. Drive by only.

Marcus & Millichap is pleased to exclusively present the opportunity to acquire Serenity Acres Mobile Home Park located at 24833 Railroad Avenue Santa Clarita, CA. The mobile home park is an all-age community and sits on a 1.99 acre parcel. The property consists of 28 mobile home sites (8 tenant-owned homes and 20 park-owned homes) and 6 single-story apartments consisting of one - studio/one bathroom unit, two - one bedroom/one bathroom units, one - two bedroom/one bathroom unit and two - three bedroom/two bathroom units. This diversified income stream provides a current 7.47% cap rate & 7.88% cash on cash return. The residents are directly-billed for gas and electricity and the water and trash are paid by the owner. The park is also serviced city water and sewer. The studio apartment may be non-conforming, buyer to verify. Situated in the Newhall submarket of the City of Santa Clarita, the asset benefits from strong regional connectivity via Interstate 5 and State Route 14, providing commuter access to the San Fernando Valley, Los Angeles, and the Antelope Valley. The Metrolink is located less than one-mile from the subject property and further enhances commuter appeal and access to broader employment nodes. Newhall’s “Old Town” district located one-half mile away is a recognized arts and entertainment hub that has experienced ongoing revitalization and reinvestment, supporting long-term neighborhood stability. The Santa Clarita Valley offers an established employment base supported by major regional anchors including Six Flags Magic Mountain, Henry Mayo Newhall Memorial Hospital, College of the Canyons, and Princess Cruises, among others. The area also benefits from growth in higher-wage industry clusters such as aerospace and defense manufacturing, supporting long-term housing demand. Demographically, within a five-mile radius of the property reflects an income-supported renter base, with median household income of near $143,723 and a population of approximately 182,599. Ongoing planning and infill development activity in and around Old Town Newhall, including specific plan initiatives and mixed-use/housing proposals—reinforce the City’s long-term commitment to walkability, Main Street activation, and additional housing delivery, supporting continued demand for affordable housing options within the submarket

Space in the Shade Mobile Home Park is a stabilized, 50-space community offering consistent income in Waterford, California centrally located in the Modesto metropolitan area with direct access to Highway 99 and Interstate 5. The park comprises 41 mobile home spaces, 11 RV spaces, and one single-family home occupied by the on-site manager. The park holds a valid HCD permit for 49 mobile home spaces and is 100% occupied. A $40/month rent increase took effect July 2026, providing immediate income upside from day one of ownership. City Annexation Recently Approved. In May 2026, the Stanislaus Local Agency Formation Commission (LAFCO) approved LAFCO Application No. 2026-02 the Fahmy Annexation bringing 43.27 acres at the northeast intersection of North Eucalyptus Avenue and Yosemite Boulevard (State Highway 132) into the City of Waterford. The annexation includes the Space in the Shade MHP parcel and adjacent lands. Development Potential Significant Value-Add Opportunity. Annexation into the City of Waterford is a transformative event for this parcel. City incorporation transfers zoning authority from Stanislaus County to the City of Waterford, unlocking access to urban land use designations and municipal entitlement pathways that are unavailable to unincorporated county land. For a patient or development-oriented buyer, this creates a dual-asset opportunity: the park generates stable, 100%-occupied cash flow at a 5.31% cap rate today, while the newly incorporated 6.13-acre Yosemite Boulevard parcel adjacent to schools, positioned on a state highway corridor, and now within city limits carries meaningful long-term residential or mixed-use redevelopment potential. Waterford's Yosemite Boulevard Corridor Study (2023) identified this stretch of SR-132 as a priority area for future growth, further supporting the case for land value appreciation above and beyond the park's income value. Buyers seeking both current yield and a future development optionality play will find this combination rare in the Central Valley market.

This planned community includes 142 residential units designed for modern living. Amenities are proposed to include a recreation center, pool, and five parks, creating a well-rounded neighborhood environment. Ideally situated directly across from Hemet Golf Club and just south of California State Route 74, the location offers convenient access while enjoying a scenic and established setting. No entitlements have been submitted to the county and all plans are conceptual only. Mobile home parks are allowed with a C.U.P. Situated at the intersection of California Avenue and Lyn Avenue in Hemet, CA, this roughly 25.70-acre parcel occupies a prime location just outside downtown Hemet. It sits directly across from Hemet Golf Club and is less than one mile south of Highway 74, providing convenient connectivity to the broader Riverside region.

Mobile Home Park | 6.80% CAP

69 space mobile home park

Park Brokerage, in cooperation with California Broker of Record ParaSell Inc. is proud to bring to market Gold Country Campground Resort a premier, year-round outdoor hospitality destination nestled in the breathtaking, heavily wooded Sierra Nevada foothills of Pine Grove, California. Designed as a true "Paradise in the Pines," this 45.7-acre resort seamlessly blends rustic mountain charm with resort-quality amenities. It offers a pristine, quiet getaway perfectly suited for experiential travel and family entertainment. Strategically positioned along the widely traveled Highway 88 corridor, the resort is exceptionally accessible for large Class A motorhomes and fifth-wheel trailers. It is an easy drive from the San Joaquin Valley and major Northern California urban hubs like Sacramento, Modesto, and Stockton, alongside neighboring cities like Merced and Lodi. While summer temperatures in these valley cities regularly spike to over 100 degrees daily, Gold Country Campground Resort rests comfortably at an elevation of 3,500 feet. This prime elevation offers a much-needed retreat, with temperatures typically 15 to 20 degrees cooler, ensuring a highly comfortable camping experience for guests. Furthermore, sitting just 45 minutes from the resort community of Lake Tahoe, the property serves as a natural and convenient stopover spot for vacationers heading to the high Sierras. The property also benefits from a concentrated cluster of entertainment venues, with three full-service casinos located within an hour's drive: Jackson Rancheria Casino, Harrah's Northern California, and Acorn Ridge Casino. Together, these destinations provide year-round dining, live entertainment, and gaming options that drive consistent adult visitation. Combined with world-class winter snow sports at Kirkwood Ski Resort—located just forty-five minutes up the alpine corridor—the surrounding area delivers diverse, year-round demand drivers that protect against seasonal lulls. The resort caters to a wide demographic of outdoor enthusiasts with 130 total units and a diverse array of lodging options including spacious, big-rig friendly sites featuring full hookups, 30/50 amp service, and premium upgrades like Deluxe Sites with private fire pits. For those seeking a more traditional stay, the property boasts charming stick-built rental cabins, comfortable motel rooms, a spacious multi-room vacation lodge, and dedicated tent camping sites. Guests enjoy exclusive access to a large, sparkling swimming pool and an interactive water splash pad that serves as a major draw for families during the summer months. The on-site experience includes a well-maintained mini-golf course, an arcade, billiards, horseshoes, basketball, a playground, beautifully wooded nature trails, and two large clubhouses. The park provides complimentary premium Wi-Fi, basic cable at RV sites, immaculate restroom and shower facilities, and a spacious, dedicated dog park for four-legged guests. Serviced by public water and septic, the property includes a double-wide manufactured home for on-site management and three park models. The resort offers massive value-add potential and immediate upside for a future operator. Immediate revenue growth can be captured by raising currently below-market rates and activating one unused park model. Additionally, the offering includes over 27 acres of currently unutilized land, providing a substantial footprint to explore potential park expansion or alternative uses—such as installing a solar to offset electrical costs and further drive NOI. Ownership also has county confirmation that converting existing tent sites into RV sites requires no Conditional Use Permit (CUP) or planning entitlements. Two prime conversion sites are already outlined in the offering, and the majority of existing tent sites can easily accommodate any size RV. Furthermore, the Transient Occupancy Tax (TOT) only applies to the lodges and cabins—not the RV sites—resulting in a natural enhancement to the bottom line. Finally, the park has showcased incredible resilience over the last three years despite a PG&E easement violation that temporarily blocked guest access and suppressed revenue. With that project now fully completed, a new owner is perfectly positioned to see a substantial revenue bounce-back in Year 1.

El Rey Mobile Home Community is a well-maintained property comprising 44 Rental Units on approximately 2.07 acres of land. Comprised of 40 mobile home lots and four stick-built permanent homes, the property was built in 1973. Located on Waterloo Road, the property boasts excellent street exposure and convenient access to its surrounding community. All City utility services are available, including water, Sewer, Electricity, and Gas connections, for the tenants. The Seller has also made improvements to the Property, including the following completed between 2016 and 2022: New asphalt and paving, The front house was rehabbed, New electrical system throughout the park, New underground gas system, Many of the units were brought in and rehabbed/updated. Located on Waterloo Road, just west of the Waterloo Road offramp of the 99 Freeway, the Property is located next door to Victory Outreach Church to the East and an Industrial Park to the West. Waterloo Road is a commercial street with several businesses that cater to the local community.

CRI Brokerage is pleased to present a 39-space, 55+ manufactured housing community on ±4.97 acres in Lake County, California. The community is on city water and city sewer. All utilities are paid by residents and direct-billed, and new water meters are already installed. Most homes are tenant-owned, which keeps capital needs and day-to-day management light. The property also has extra land that could be used for RV and boat storage. That gives a buyer a way to add income without adding spaces. Tours are by appointment only. Please do not disturb residents or management. No seller financing is available.

Turnkey investment opportunity in Auburn with strong in-place income and clear upside. Fully occupied 44-unit mobile home park with a waiting list, low vacancy risk and consistent demand. Unit mix includes 23 spaces, 10 park-owned mobile homes, 9 park-owned cabins, and 1 duplex, providing multiple income streams. Stable tenant base with long-term occupancy (many 15+ years) supports predictable cash flow. Recent upgrades to water and septic systems reduce future capital expenses. All utilities are sub-metered, helping control operating costs. Current cap rate is 7.64%. Pro forma cap rate exceeds 13% by aligning rents with market levels. Additional $600K+ value-add potential through repositioning and optimizing park-owned units. Clean, stable asset with strong yield and upside, built for long-term hold or strategic value-add execution.

Martinez & Associates, Inc. is pleased to present Garden Trailer Park, a 32-space mixed-use mobile home park located at 5825 E Florence Avenue in Bell Gardens, California. Situated on approximately 0.92 acres, the property consists of 30 mobile home spaces and 2 commercial units, offering investors a unique opportunity to acquire a well-located asset in a dense Los Angeles County market. The community benefits from a favorable utility structure, with electric and gas sub-metered and paid by the tenants. Trash, water, and sewer expenses are also passed through to the tenants, helping reduce operating exposure and support consistent cash flow. The property currently has 3 vacant mobile home spaces, providing immediate upside through lease-up and additional rental income. Garden Trailer Park is an all-age community positioned in a highly accessible Bell Gardens location, just minutes from Los Jardines Shopping Center and near major freeways and Los Angeles County transit routes. The surrounding area offers convenient access to shopping, dining, employment centers, and everyday services, making the property attractive to both residents and commercial tenants. With a stable income stream, tenant-paid/pass-through utility structure, mixed-use component, and upside through vacant space occupancy, Garden Trailer Park represents a compelling investment opportunity in the greater Los Angeles market.

TO VIEW FINANCIALS, CLICK **VIEW OM” OR “SEE DUE DILIGENCE”, SIGN THE CONFIDENTIALITY AGREEMENT, AND YOU WILL HAVE IMMEDIATE ACCESS”. CONTACT HARRY GREWAL WITH ANY QUESTIONS HARRYG@MHPVALUE.COM OR 424-249-5469 The MHP Value Team is pleased to present Bradford Run RV Resort, a 64-unit mobile home and RV community on 59 acres in Aguanga, California, roughly 20 minutes from Temecula. To be clear, this is a development opportunity based on entitlement, not in-place income. The property is permitted for 179 total sites and carries a Conditional Use Permit (CUP) authorizing development of an additional 115 pads. We are underwriting the asset to that CUP — acquiring the land, phasing out the existing RV sites over time, and investing approximately $6.6M to build the community to standard. In place today: 47 long-term RV tenants at $424/month, 3 storage sites, one monitoring station, and 13 vacant lots with full hook-ups. The business plan is to redevelop the site under the CUP as a park-model / tiny-home community and sell completed homes at a profit over the hold period — an exit expressly contemplated by the permit. We model roughly 20 home sales per year, with lot rents raised moderately during lease-up to build a captive resident base before stepping to a market rate of $750/month at stabilization. An investor has the opportunity to acquire an asset in Temecula Valley, one of California's fastest-growing wine regions, where single-family homes run around $700K. That growth has outpaced affordable housing supply, and Bradford Run delivers attainable ownership product into a market that needs it. We project an investor can achieve an IRR of approximately 28%, with the community fully developed and leased by Year 7. Important Note to Prospective Buyers from Pace Morby: Congrats to all new members of the Pace Morby “Creative Finance” and “Subto” communities. We appreciate your interest and enthusiasm. Please note that we work exclusively with qualified, verified buyers. Our clients are not seeking first-time purchasers attempting to acquire mobile home parks with no capital investment. We will also not share proprietary Seller information with any intermediaries, including, but not limited to, scouts, “bird dogs,” or third parties.

California Ranch with Mobile Home Park! Amazing property on 29.74 acres with FOUR homes, a huge barn and a rodeo arena! This is an extraordinary opportunity to own four separate homes in San Diego County for under $3M. Stable rental income is already in place, with a transferrable mobile home park permit. The largest home is 4Bd/2.5Bath completely remodeled. This sprawling ranch has a massive steel barn with 2 workshops, 3 outbuildings, a rodeo sized arena w/ sandy soil, over 20 horse stalls with metal gating, a private well, chicken coup, tractor, rideable lawn mower and a water truck. The fully usable acreage presents endless possibilities perfectly suited for equestrian enthusiasts, agricultural pursuits, multi-generational living, as well as established rental income. Mountain views surround this, almost 30 acre, ranch zoned A72 and “O” animal designation. Completely fenced, 3 pastures, 13 paddocks w/shelters, self-contained 180x340 arena, barn and much more. Well has 10k gallon tank with a new pump in 2022. Main house has been used as a primary residence without rental income, but is estimated to rent for $5,000 per month, current rental income is $5,500/month for 3 homes w/great tenants on month-to-month leases. More revenue is possible with horse training/boarding, vineyard, crops/livestock and special events. Schedule a showing call or text Kay Porath 858-740-8412. Shown by appointment only and requires a minimum of 24 hours notice. Listing Agent will accompany all showings.

Nestled among towering pines on the stunning north shore of Lake Tahoe, Beachside Mobile Home Park offers a rare opportunity to own an income-producing asset in one of California's most coveted four-season resort destinations. Located in Kings Beach — steps from the crystal-clear waters of Lake Tahoe and minutes from world-class ski resorts — this well-established community delivers immediate cash flow, assumable financing, and compelling expansion potential that few comparable assets can match. Situated on approximately 0.93 acres in the heart of Kings Beach, the park features 12 total sites across a diverse mix of six park-owned homes, five tenant-owned homes, and two studio apartments, maintaining a healthy 92% occupancy at an average monthly rent of $1,804. The property is served by city water and city sewer, reducing infrastructure risk and operational complexity for ownership. What sets this offering apart is its significant value-add upside. The property carries approximately $1.12 million in assumable debt at a fixed 4.00% rate through 2031 — a financing advantage nearly impossible to replicate in today's rate environment. Beyond the assumable debt, Placer County staff has indicated plans to reinstate mobile home use within the current zoning, potentially unlocking a seven-site expansion to 19 total sites as early as 2026, with a full zoning update anticipated by year-end 2027. At market rents, that expansion alone could generate an additional $130,000+ in annual gross income. Originally constructed in 1959, Beachside Mobile Home Park has operated as a beloved all-ages resort community for decades, benefiting from the year-round demand that Kings Beach generates — summer beach tourism, winter ski traffic from Northstar and Palisades Tahoe, and a growing base of long-term residents seeking affordable lakeside living. With a population of just 3,500, Kings Beach maintains the intimate, eclectic character that larger Tahoe communities have lost, while offering easy Highway 28 access to Incline Village, Tahoe Vista, and the broader North Lake Tahoe corridor. At an offering price of $2,900,000 — a 6.19% cap rate on a budgeted NOI of $179,401 — Beachside represents an exceptional entry point into a high-barrier, supply-constrained market where lakefront land is irreplaceable and demand for affordable accommodations continues to grow.

The Wilmer-Danny Group of Marcus & Millichap is pleased to exclusively present the opportunity to acquire California Palms Mobile Home Park, a well-maintained, all-ages manufactured housing community located just one-half mile from Downtown San Jacinto (Riverside County, California). Built in 1976 and situated on approximately 1.70 acres, the property consists of 34 total units, including 31 HCD-permitted mobile home sites and four apartment units. The community is serviced by city water and city sewer, with water and sewer expenses billed back to tenants. Gas and electric are sub-metered and a CPUC electrical upgrade to 100-amp service is currently in progress as of August 2026. The offering includes 28 park-owned homes with eight vacant units, creating immediate infill upside and extra rental revenue. Additionally, three brand-new tiny homes are currently being marketed for sale with one already sold. California Palms has benefited from extensive capital improvements over the years, including upgraded utility infrastructure, electrical panels, meters, landscaping improvements, water-saving irrigation systems, paved roads/walkways, and renovated homes. The property offers attractive in-place returns with an incoming cap rate of 7.67% underwritten with a 43.34% expense ratio. Located within the incorporated City of San Jacinto, the property is not subject to a local mobile home park rent stabilization ordinance (Buyer to Verify), providing operational flexibility day one. Ownership also benefits from immediate vacancy infill upside and long-term appreciation potential driven by the region's growing housing affordability challenges where the average home price is approximately $500,000. Additionally, the property is located within an Opportunity Zone and provides convenient access to major Southern California employment centers and tourist destinations.

Red Bluff RV & MH Village is a 68-site, all-age manufactured housing and RV community located in Red Bluff, within Tehama County in Northern California. The property is offered at an asking price of $2,800,000 and consists of approximately 13.05 acres across five separate parcels. The community is approved for 74 MH and RV sites and currently operates with 68 sites, as 6 RV spaces were combined to create larger RV sites. The current site mix consists of 18 manufactured home sites, 32 RV sites, and 18 vacant sites, presenting a significant infill and value-add opportunity through future occupancy growth. The property currently operates at approximately 74% occupancy, while nearby manufactured housing and RV communities report occupancy levels near 96%, supporting the potential for future lease-up and rental growth. Current average rents are approximately $623 per month for manufactured home sites and $561 per month for RV sites. The vacant sites are utility-ready and available for immediate occupancy, creating an opportunity for increased revenue through the placement of additional manufactured homes or RVs. Red Bluff RV & MH Village benefits from a strategic location just off Interstate 5 and minutes from downtown Red Bluff, providing convenient access to shopping, dining, healthcare, and employment centers throughout Northern California. The property also benefits from proximity to the Sacramento River recreation corridor, Interstate 5 travel traffic, and regional employment drivers including healthcare, agriculture, government services, and tourism. Nearby demand generators include St. Elizabeth Community Hospital, Rolling Hills Casino and Resort, and regional economic hubs such as Redding, Chico, and Sacramento. The community is serviced by city water and sewer utilities, with water currently master-metered and paid by ownership while sewer service is billed back to tenants through flat monthly fees. Electricity and natural gas are individually submetered and billed back to tenants based on usage, while trash service is provided through onsite commercial bins and billed to tenants through flat monthly fees. The property also benefits from onsite management, with the manager residing in a park-owned home within the community and overseeing day-to-day operations, utility management, and general property maintenance. Community amenities include an onsite management office that could be converted to a clubhouse, swimming pool, laundry facilities, and restroom facilities with showers. In addition, the property includes approximately 1.69 acres utilized for leased solar panel infrastructure and an additional 1.22 acres of excess land currently unused. The combination of below-market occupancy, vacant utility-ready sites, excess land, and operational upside positions Red Bluff RV & MH Village as a value-add investment opportunity with the potential for future revenue growth and increased operational efficiency. Please do not visit, drive through, call, or disturb the property or its residents without prior approval from the listing broker.

Mobile Home Park • 576 SF • 08/24/2021

Marcus & Millichap is pleased to present for sale Acton Country Mobile Home Park, located in unincorporated Los Angeles county & situated on one parcel of approximately 25.43 acres along Sierra Highway in Acton, California. The park has operated continuously since 1970 and includes approximately 21+ acres on the parcel is undeveloped land zoned agriculture. (buyer to verify options for the undeveloped land sections) Acton Country Mobile Home Park is all-age and consists of 25 mobile home spaces (all tenant-owned) and two apartment units across approximately 3.73 developed acres. The community is well-configured, with most spaces featuring large fenced backyards that residents prize for privacy and usability. The mobile homes are composed of 8 single-wide and 17 double-wide homes, and a single story structure containing two one-bedroom/one-bathroom apartments (the apartments are master metered) along with a dedicated park office. Roads throughout the community were newly paved in 2026. Common area amenities include a greenbelt and recreation area, a basketball court, and an on-site laundry facility (owned). Additionally, the park maintains a fenced vehicle storage area with generating additional monthly income with plenty of room to add more vehicles. Gas and electric utilities are direct-billed to residents through individual meters — a conversion completed in 2023. Water is supplied by the city is sub-metered. Trash and septic services are reimbursed with a $41 flat rate per month per mobile home space. The park operates under a Non-Conforming Use Review (NCR No. RPPL2017011123). The park has received continuous governmental approval for over five decades. Each time the park has come before Los Angeles County for review, the result has been the same: renewed authorization to operate. the current authorization runs through August 21, 2038, at which time renewal would be required in accordance with the then-applicable County regulations. Prospective purchasers are encouraged to conduct their own due diligence regarding the permit terms and renewal process. Acton is a charming, semi-rural unincorporated community in northern Los Angeles County, situated between the Sierra Pelona Mountains and the San Gabriel Mountains at the southern gateway to the Antelope Valley. The community is directly accessible via the Antelope Valley Freeway (State Route 14), placing residents within approximately 20 miles of the San Fernando Valley and convenient reach of two of Southern California's most dynamic employment markets: Santa Clarita to the southwest and the Palmdale/Lancaster corridor to the north. Acton is known for its rural western character — spacious lots, equestrian facilities, mountain views, and a quality of life that is increasingly difficult to replicate in more urbanized parts of Los Angeles County. The community has a population of approximately 7,400 residents and is informally regarded as one of the more desirable addresses in the Antelope Valley region, attracting families and professionals who value open space without sacrificing freeway access. The Vincent Grade/Acton Metrolink station, located at the community's northern border, provides commuter rail service into the Los Angeles basin— a valuable amenity for working residents.

Cash cow! A unique income-producing asset on State Street that delivers a 7.37% cap rate across multiple revenue streams in one of Mendocino County's most accessible commercial corridors! This mixed-use multi-family offering combines 9 garden-level apartment units, one 2/1 house, 14 mobile home sites, and a standalone commercial building on a single 2.13-acre parcel with direct frontage on North State Street and Lake Mendocino Drive along with immediate proximity to Highway 101. The property's diversified rent roll spreads risk across apartments and mobile home space rent tenancy while offering value add potential with the commercial building. Its location places tenants within easy reach of Ukiah's core and regional traffic flow, supporting long-term occupancy and visibility. For an investor seeking stabilized cash flow with multiple income sources, this configuration offers both downside protection and room to add value! Nestled in the picturesque surroundings of Ukiah, California, the surrounding area offers a blend of natural beauty and urban convenience. Situated in the heart of wine country, prospective investors will discover a vibrant community with access to world-renowned vineyards, stunning parks, and outdoor recreational opportunities. The property's prime location provides convenient proximity to notable points of interest such as the Ukiah Valley Medical Center, Ukiah Municipal Airport, and Lake Mendocino. With its charming downtown area and diverse dining options, Ukiah offers an attractive lifestyle for potential residents, making it an appealing investment opportunity.

Fresno is pleased to present Wagon West Mobile Home Park for sale in Porterville, CA. The park features 28 homesites and spaces with full hook-ups comprised of (19) manufactured housing sites, (6) RV sites, and (3) Single-Family Residences. Situated on 3.22 acres and built in 1975, the community is serviced by public/city water, a septic sewer system, and an onsite laundry facility. Located in the foothills of the Sierra Nevada Mountains in Tulare County, the City of Porterville is home to over 62,000 people. Full of history and small town charm, Porterville has an array of family oriented activities scheduled year round. It is centrally located between the big cities to the north and south, the Pacific Ocean to the West, and just minutes away from the mountains to the East. Porterville is home to a large man-made body of water, Lake Success, that when in season, offers an abundance of recreational activities. Porterville is also home to historical landmarks including the Zalud House, the Porterville Historical Museum, Tule River Indian Reservation and both Sequoia and Kings Canyon National Parks. The community’s charming downtown area offers a number of attractions such as unique boutiquestyle retailers, antique stores, restaurants, a multicultural art center and beautiful historic downtown murals. Porterville serves as a Gateway to the Southern Sierras

Sunrise Estates is a well-maintained manufactured housing community consisting of 30 spaces located in Lancaster, California. Situated on approximately 2.51 acres, the property is an all-age community that maintains strong occupancy and provides residents with an affordable housing option in the growing Antelope Valley market. Its convenient location offers access to major transportation corridors, employment centers, schools, shopping, and recreational amenities, enhancing the property's long-term appeal. Fully serviced by city utilities, Sunrise Estates benefits from reliable infrastructure and efficient operations. The community attracts a diverse resident base, contributing to stable occupancy and consistent cash flow. Lancaster continues to experience population growth and economic expansion driven by aerospace, healthcare, education, logistics, and government employment sectors, supporting ongoing demand for affordable housing. As one of the region's established manufactured housing communities, Sunrise Estates presents investors with a compelling opportunity to acquire a stabilized asset in a supply-constrained sector. The property's strong occupancy, competitive rental rates, and favorable market fundamentals position it for continued income stability and future growth potential.

Martinez & Associates, Inc. is pleased to present the opportunity to acquire Trailerland Trailer Park, a dense infill rental community consisting of 19 income-producing sites in the City of Paramount, California. Located approximately 12 miles southeast of Downtown Los Angeles, the property offers investors a stable, cash-flowing asset in one of the most supply-constrained housing markets in Southern California. Originally developed in 1949, Trailerland is situated on 0.44 acres and consists of 17 permitted mobile home sites, one apartment unit, and one single-family residence. The community has demonstrated strong historical occupancy and currently has only one vacancy, which is expected to be filled shortly. With its affordable housing profile and strategic Los Angeles Basin location, Trailerland serves as an attractive housing option for residents seeking convenient access to nearby employment centers, local amenities, and major destinations throughout Los Angeles and Orange County. The property is serviced by city water and city sewer, helping provide reliable utility infrastructure and minimizing operational concerns. Electricity and water are master-metered for the trailer units and included in monthly rent, while trash and sewer are also included for those residents. Trailer units utilize individual propane tanks. The apartment and single-family residence have separate utility meters and are billed directly by the utility providers. All tenants are currently on month-to-month rental agreements, offering future flexibility for ownership. Trailerland Trailer Park represents a compelling investment opportunity for buyers seeking stable in-place income, strong occupancy history, continued rental upside, and long-term appreciation potential in the thriving Los Angeles Basin market.

TO VIEW FINANCIALS, CLICK **VIEW OM” OR “SEE DUE DILIGENCE”, SIGN THE CONFIDENTIALITY AGREEMENT, AND YOU WILL HAVE IMMEDIATE ACCESS”. CONTACT HARRY GREWAL WITH ANY QUESTIONS HARRYG@MHPVALUE.COM OR CALL 424-249-5469 The MHP Value Team is pleased to offer for sale Baker Mobile Home Park, a 73-site mobile home community located in Baker, California. The community consists of 41 tenant-owned homes at $390/m, 1 occupied park-owned home at $850/m, 3 occupied apartments at $767/m, and 1 occupied commercial unit (smog shop) at $450/m. The property has 4 transient RV spots in the front of the park, generating ~$800/m. There are also 22 vacant sites and 1 vacant apartment. All utilities are billed back to the tenant (city water/sewer), creating an efficient and low-expense operation with stable in-place cash flow. Current rents are approximately $75 below market, providing a clear path for future revenue growth. A new investor has the opportunity to gradually increase rents to market levels and infill additional homes/sites to increase occupancy and NOI further. The investment strategy for this community involves increasing rents to market rates, and utilizing the park’s infill potential to maximize long-term value. A new investor has the opportunity to acquire a cash-flowing mobile home community with favorable seller financing terms, as the Seller is willing to carry a $500,000 note for qualified buyers. Important Note to Prospective Buyers from Pace Morby: Congrats to all new members of the Pace Morby “Creative Finance” and “Subto” communities. We appreciate your interest and enthusiasm. Please note that we work exclusively with qualified, verified buyers. Our clients are not seeking first-time purchasers attempting to acquire mobile home parks with no capital investment. We will also not share proprietary Seller information with any intermediaries, including, but not limited to, scouts, “bird dogs,” or third parties.

Park Brokerage & Commercial Real Estate, in cooperation with California Broker of Record ParaSell Inc., is proud to present Blue Dude Estates. Located in the prestigious city of Calabasas, California, this 13-unit manufactured housing community represents a durable investment opportunity. Situated within one of the highest barrier-to-entry real estate markets in the United States, this asset offers investors a rare, stabilized foothold in a fiercely supply-constrained Southern California submarket. Spanning a 4.97-acre parcel, Blue Dude Estates boasts an exceptionally low site density of just 2.62 sites per acre. Constructed in 1962, the property exhibits clear pride of ownership and features very little deferred maintenance, ensuring a smooth operational transition for new ownership. All homes within the community are tenant-owned with a dedicated on-site manager’s apartment to assist with day-to-day operations. The community is serviced by city water and a private septic sewer system, while both gas and electric utilities are direct-billed to each tenant. Driven by the immense exclusivity and high housing costs of the surrounding area, Blue Dude Estates is currently 100% occupied—a metric it has historically maintained with ease. The current average site rent sits at an attractive $1,575 per month. The property operates under the Los Angeles County Mobilehome Rent Stabilization and Mobilehome Owner Protections Ordinance (MRSMOPO), which allows annual rent increases equal to 75% of the Consumer Price Index (CPI) or 3%, whichever is greater, capped at 8% annually. The ordinance also permits a 10% rent increase upon tenant turnover. Beyond its turnkey stability, Blue Dude Estates presents a value-add component. The parcel includes a large, currently underutilized building that offers immediate revenue upside. Investors can reposition this structure to unlock additional income streams by converting it into leasable tenant storage, an additional rental unit, or a premium community amenity space to further elevate the property’s profile. As an all-ages community located within the highly acclaimed Las Virgenes Unified School District, the property is a massive draw for families seeking access to top-tier Southern California education. In a submarket where single-family home prices frequently soar into the multi-millions, Blue Dude Estates fills a critical need for accessible, high-quality housing. Strict development regulations in the Calabasas corridor severely restrict new competing inventory, guaranteeing long-term asset preservation. Whether executing a targeted value-add repositioning strategy or acquiring the property for a secure, cash-flowing, long-term hold, Blue Dude Estates is a premier investment vehicle in a world-class location.

Pine Grove Mobile Home Park is an exceptional investment opportunity located in Paradise, California. This all-age community features 78 HCD approved sites on 10.96 acres with excellent seller financing available for qualified investors. The property boasts a newly installed sewer system and all 73 usable sites have utility hook-ups ready for immediate occupancy. Current average site rent is $565 per month with no utilities included in rent, providing significant upside potential. The park includes a clubhouse with swimming pool, office, bathrooms, and billiards room, offering attractive amenities to residents. With public water through Paradise Irrigation District and a private sewer system, the property is well-positioned for stable operations and value appreciation.

Rancho Valley is a 20-space all-age park located in Live Oak, California. The park is licensed for 13 MH sites. The park currently consists of 12 MH's, 1 vacant site, 6 occupied apartment units, and 1 occupied single family house. All 19 units on the property are park-owned. The property operates on city water and sewer. Rancho Valley is on approximately 2.07 acres and has a laundry room on-site. There is currently no rent control in Live Oak. The last rental increase took effect January 2026.

Co Listed with Scott Reid, Broker - ParaSell, Inc Licensed in the State of California #01355070 949.942.6585 broker@parasellinc.com Terrace Trailer Park is a 44-space manufactured home and long-term RV community on the south bank of the Tuolumne River at 637 River Road, in unincorporated Stanislaus County immediately outside the Modesto city limits. Despite the RV designation carried on much of the site, the park operates as a manufactured housing community in every respect that matters to an investor: residents own their own units, occupy on continuing monthly residency rather than nightly or seasonal stays, and the state permit supports every RV lot for full-time occupancy. The HCD permit authorizes 45 spaces, seven for manufactured homes and 38 RV lots, every one of them with an individual sewer drain and none permitted without. Because the park sits in unincorporated county territory, it falls outside the City of Modesto's space-rent ordinance: no Modesto specific CPI cap on annual increases and no restriction on resetting rent at turnover. Site improvements include asphalt roads, on-site laundry and a management office. Water is public, sewer is on-site septic with a municipal main available in River Road, electricity is direct metered to residents and gas is billed direct by PG&E. Water, sewer and trash are currently bundled into space rent. Every home is tenant-owned, so a buyer takes on no home inventory, no chattel financing and no repair obligation for the units themselves. Scheduled income reflects an increase the owner has already noticed tenant by tenant, effective January 1, 2027, taking average space rent from $445 to $482. After the increase lands, rents still sit well below every competing park surveyed.

TO VIEW FINANCIALS, CLICK **VIEW OM” OR “SEE DUE DILIGENCE”, SIGN THE CONFIDENTIALITY AGREEMENT, AND YOU WILL HAVE IMMEDIATE ACCESS”. CONTACT HARRY GREWAL WITH ANY QUESTIONS HARRYG@MHPVALUE.COM OR 424-249-5469 The MHP Value Team is pleased to offer for sale Shafter MHP, a 39-site mobile home community located in Shafter, California. The community is situated across 4 parcels and consists 34 lot renters at $444/m, 1 park-owned home at $675/m, and 4 apartments at $805/m. All utilities are billed back to tenants and the property is on city water and sewer. The property offers strong in-place cash flow and true “mailbox money” characteristics for investors seeking passive income, as it is a majority tenant-owned home community. Current rents are estimated to be approximately $75 below market, providing a clear path for future revenue growth through gradual rent increases while maintaining strong occupancy. A new investor has the opportunity to acquire a stabilized, 100% occupied, majority community, while increasing rents toward market levels to maximize longterm NOI and overall asset value. Important Note to Prospective Buyers from Pace Morby: Congrats to all new members of the Pace Morby “Creative Finance” and “Subto” communities. We appreciate your interest and enthusiasm. Please note that we work exclusively with qualified, verified buyers. Our clients are not seeking first-time purchasers attempting to acquire mobile home parks with no capital investment. We will also not share proprietary Seller information with any intermediaries, including, but not limited to, scouts, “bird dogs,” or third parties.

Riverside Crossing Mobile Home & RV Park is a rare Sacramento River-front mobile home and RV park opportunity located in Los Molinos, California. Situated on approximately 9.9 acres with approximately 700 feet of river frontage, the property includes approximately 70 mobile home/RV sites plus an additional apartment, creating a compelling value-add investment with multiple paths to revenue growth. The property is currently operating below stabilized occupancy, with current occupancy around 40%, giving an experienced operator the ability to increase income through lease-up, rent optimization, improved utility reimbursements, operational efficiencies, and broader repositioning efforts. The offering includes multiple existing income streams, including mobile home rent, RV rent, apartment rent, utility fees, and potential future riverfront camping/RV income. One of the strongest upside components is the property’s underutilized riverfront area. The OM identifies the potential to activate approximately 16 riverfront tent/RV-style sites with water and electric hookups, subject to buyer verification. This creates an additional revenue opportunity tied directly to the property’s natural amenity: direct Sacramento River frontage. Riverside Crossing also benefits from a highly marketable setting near Mill Creek Park, river recreation, nearby boat launch access, and convenient regional connectivity to Chico, Red Bluff, and surrounding Northern California markets. Neighboring riverfront parks and recreational uses help demonstrate the demand for affordable housing, RV, and outdoor-oriented occupancy in this corridor. For investors seeking a value-add mobile home/RV park with a rare riverfront location, seller financing potential, and multiple income-expansion strategies, Riverside Crossing offers a compelling opportunity to acquire a reposition-able asset at an attractive basis.

Boulevard Pines Mobile Home Park is a 20-space community on approximately 3.53 acres along Old Highway 80 in Boulevard, California. The property has operated as a stable income-producing asset since 1959 and includes an adjacent commercial lot that provides development and expansion optionality. The park operates on owner-paid utilities with a utility reimbursement program, generating additional revenue beyond base space rent. Dual C40 and RMH zoning supports both the mobile home park use and the commercial land component. Current NOI is $112,294, with pro forma NOI of $137,708 achievable through rent normalization and operational improvements. Pro forma annual rent totals $208,740.

• Prime value-add mobile home park investment in • Clearlake Significant upside through rent growth and operational efficiencies • Strong demand driver for affordable housing in the local market • Opportunity to improve occupancy and increase NOI over time • Large potential for enhanced cash flow through strategic management

40-acre parcel conveniently located off the I-10 near the Colorado River, with access through BLM property, currently undergoing application processes. Current zoning is for W-2-10, offering a wide array of potential uses including commercial ventures, data centers, renewable energy projects, and an RV/Mobile Home Park. Priced at $1.8M.

Rambling Rose MP and Knotty Estates are a two-property manufactured housing community portfolio totaling 33 sites consisting of 16 mobile home sites, 13 RV sites with drain, 3 detached single family residences, and one bar/restaurant building in Oroville, California. The combined portfolio is priced at $1,700,000 and is 88% occupied with 4 vacant sites including one vacant park owned home and two vacant mobile homes that were abandoned by the prior owner and are in process of having title transferred to seller. With current NOI of $127,399, the pricing equates to a 7.49% going-in cap rate. The majority of current resident rents fall between $350 - $450 per month, however there have been some new sites in-filled at premium rates. Portfolio average site rents are $445, which equates to a 32% discount to the comparable communities nearby. There is a clear path to increased income at Rambling Rose MP and Knotty Estates through in-filling the remaining vacant sites and measured increases to in-place rents to approach market rates. Rambling Rose MP is 16-site manufactured home community with 14 MH sites and 2 detached single family residences. The single family residences are in good condition and leased long term for $1,400 per month. There are two vacant mobile homes that were abandoned by the prior owner and are currently in the process of being renovated and having title transferred to the seller. Knotty Estates is a 17-site RV & manufactured home and community with 2 MH sites, 13 RV sites, 1 detached single family residence, and a commercial building that is leased to a bar. There is one vacant park owned mobile home which may be renovated and then sold or leased to a new resident, or removed and replaced with a new home. There is also one vacant RV site ready for a resident. Both properties are served by city water and city sewer, which are paid by the landlord and included with the rent. Trash is collected in commercial bins, service is provided by recology and paid for by the landlord. Electric is provided by PG&E, submetered, and billed back to the residents based on usage. Knotty Estates operates without gas, excluding the resident in Site #15 that obtains their own propane. Rambling Rose receives gas service from PG&E, which is submetered and billed back to the residents. Strategically located in Oroville, CA, serving an approximate population of ~55,000 and serving as the county seat of Butte County, the Rambling Rose MP and Knotty Estates benefit from a stable regional economy supported by healthcare, government services, higher education, agriculture, water and energy infrastructure, and recreation anchored by Lake Oroville. With convenient access to State Route 70 and close proximity to Chico, Yuba City, and Sacramento, the properties are well positioned to meet sustained demand for affordable workforce housing throughout Northern California. Please do not visit, drive through, call, or disturb the property or its residents without prior approval from the listing broker.

Price reduction! Located in the scenic community of Clearlake, this mobile home park presents a compelling investment opportunity with substantial value-add potential and long-term upside. The property offers investors the ability to capitalize on the continued demand for affordable housing while implementing improvements that can drive increased revenue and overall asset performance.

Nestled amid serene pine forests just off Highway 44 in Shingletown, Pine Ridge Park Estates is a well-maintained, all-ages mobile home park comprising 12 leased spaces, including two park-owned homes. The park also features 14 charming small cabins spread across approximately 30.35 acres on 3 parcels. Residents enjoy reliable infrastructure with a community water system and septic, recently improved streets with ample parking to each unit, and on-site laundry facilities. Conveniently located just 30 minutes from Redding and under the shade of majestic evergreens, the property also includes passive income from a leased AT&T cell tower. Exciting growth potential awaits, as a recently approved county use permit allows expansion of the mobile home park by up to 15 additional spaces. A recent 3 acre conversion permit was obtained from CalFire to remove timber to allow for the future expansion of the park. This opportunity unlocks the ability to enhance returns and meet regional housing demand. With scope to increase density and income, Pine Ridge Park Estates represents a rare mix of passive income, location value, and scalable upside in Shasta County’s rural market.

El Camino Trailer Park is an 18-space community located at 527 El Camino Real in Greenfield, California. The property consists of 11 trailer units, 4 mobile home units, and 3 apartment units. Apartment A is a 2b/1, apartment B and C are 1b/1. Apartment B and C are currently occupied by the on-site manager. The current on-site manager has managed the property for over 20 years and has expressed a strong desire to remain in place under new ownership. He receives free rent and $700 a month as his compensation. The tenant in unit 2 pulled his trailer out of that space and is putting in a new home soon - he still pays rent every month. The property is serviced by city utilities. All utilities are billed back to the tenants and the park recaptures 100%. There is a building in the middle of the property that has a small storage area for the managers supplies and a laundry room. The laundry room hasn't been used in years. It currently has 3 washers and 3 dryers owned by the park that are coin operated. A new owner could open the laundry room if they choose to do so. The building is plumed and ready to go. The seller put a new roof on the entire apartment complex in 2026. The park is 100% occupied and rarely sees a vacancy. The property has been owned by the seller since 1983. There is no rent or vacancy control in Greenfield. The tenants have been notified that rents will be raised 10% on June 1, 2026.

Marcus & Millichap is pleased to present El Rancho Mobile Home Park, a 32-unit all-age community located at 35475 National Trails Highway in Daggett, California. Situated on approximately 1.23 acres with roughly 53,760 gross square feet, the offering includes 29 mobile home spaces, one 2-bedroom / 2-bathroom, and two 1-bedroom / 1-bathroom apartment units, along with an on-site laundry facility that provides supplemental income. The sale includes five notes totaling $127,000 with a 2-4 year loan maturity. The park sits along historic Route 66 in San Bernardino County's High Desert region, just 10 miles east of Barstow and within easy reach of Victorville and the broader Interstate 40/Interstate 15 logistics corridor. The park operates on a septic system, and ownership has recently invested in upgrading the electric and gas service to direct meters, allowing those utility costs to be billed directly to residents. Water and trash are sub-metered and billed back to residents as well. El Rancho Trailer Park is currently operating at approximately 60% occupancy, and even at this reduced occupancy the property produces a 7.20% cap rate on the current scheduled income. As the park is leased up toward market occupancy (modeled here at a conservative 10% vacancy factor), proforma income grows to a 12.3.1% cap rate and a Net Operating Income of $156,839 — nearly double current NOI. This spread between current and proforma performance represents the core opportunity: a well-located, physically sound mobile home park with substantial embedded upside for an operator with lease-up experience. Daggett is an unincorporated community in San Bernardino County located directly on National Trails Highway — the original alignment of Route 66 — roughly ten miles east of Barstow along the Interstate 40 corridor. The town has a long history as a rail and mining junction and today benefits from its position along one of the primary east-west freight and travel routes in Southern California. Daggett is also home to the Barstow-Daggett Airport and sits adjacent to several large-scale solar and battery storage installations that have brought new construction activity and investment to the immediate area, including a recently approved utility-scale solar-plus-storage project in Daggett itself. Just ten miles west, Barstow is one of the primary transportation crossroads in the Inland Empire, sitting at the junction of Interstate 15 (Los Angeles to Las Vegas) and Interstate 40 (the gateway to the southern transcontinental route), with major BNSF and Union Pacific rail lines running through the city. Just recently, the city announced the approval of a four billion dollar BNSF rail hub. Barstow is home to Marine Corps Logistics Base Barstow, a significant regional employer, and BNSF has committed to the multi-billion-dollar expansion of its Barstow rail yard into an integrated intermodal facility aimed at relieving congestion at the Ports of Los Angeles and Long Beach. That project, along with the city's continued rebranding around its logistics identity, points to sustained employment and population growth in the years ahead — demand drivers that directly benefit a well-located, affordably priced mobile home community like El Rancho. To the southwest, Victorville and the greater Victor Valley continue to serve as a fast-growing logistics and distribution hub for Southern California, anchored by the Southern California Logistics Airport and its surrounding industrial and warehouse development. The Victor Valley's continued industrial expansion has fueled housing demand throughout the High Desert, supporting the affordable, workforce-oriented housing that mobile home parks like El Rancho are uniquely positioned to provide. Together, the Daggett/Barstow/Victorville corridor offers a growing base of logistics, rail, military, and renewable-energy employment — exactly the kind of workforce housing demand that supports lease-up of a value-add mobile home park. Combined with a scarcity of new mobile home park supply (new construction of this asset type is exceedingly rare given entitlement and development constraints), El Rancho Trailer Park is well positioned for an operator to bridge the current vacancy to full occupancy and capture the substantial upside embedded in the proforma.

TO VIEW FINANCIALS, CLICK **VIEW OM” OR “SEE DUE DILIGENCE”, SIGN THE CONFIDENTIALITY AGREEMENT, AND YOU WILL HAVE IMMEDIATE ACCESS”. CONTACT HARRY GREWAL WITH ANY QUESTIONS HARRYG@MHPVALUE.COM OR CALL 323-345-8397. The MHP Value Team is pleased to offer for sale a 24-unit mobile home and RV community located in Anderson, California. The community consists of eight tenant-owned homes paying $560/m, four long-term RV residents paying $560/m, six occupied park-owned homes paying $1,157/m, four vacant park-owned homes, and two vacant RV pads. The park operates on well water, septic, and master metered electric with individual units submetered and billed back. The property is currently 75% occupied and offers strong in-place cash flow with an attractive 8.39% cap rate. There is also a manager on site to support a buyer's future operations. Current rents are estimated to be approximately $75 below market, providing a clear opportunity to increase revenue through gradual rent increases while continuing to improve occupancy. The investment strategy for this community involves increasing occupancy, selling park-owned homes, remodeling and filling the four vacant units, and raising rents toward market levels to maximize long-term NOI and overall asset value. Important Note to Prospective Buyers from Pace Morby: Congrats to all new members of the Pace Morby “Creative Finance” and “Subto” communities. We appreciate your interest and enthusiasm. Please note that we work exclusively with qualified, verified buyers. Our clients are not seeking first-time purchasers attempting to acquire mobile home parks with no capital investment. We will also not share proprietary Seller information with any intermediaries, including, but not limited to, scouts, “bird dogs,” or third parties.

A 1.3 acre multifamily residential income property you don't want to miss out on! This property contains a mix of a California State Mobile Home Park of 14 trailers assigned and registered, one 5 Plex and 1 Single Family Residence. This mobile home park has gone through an extensive uplift. Property has been groomed with abiding paying tenants and organized to be a well operating property. Extra piece of land in the back of property to potentially add ADU'S or more trailers. To vary with California Department of Housing and Community Development. Owner willing to do seller finance on a portion of selling price. Also looking for an all cash offer. You can contact me at justin.grajeda@kw.com or 559-736-8521. Bring in all offers.

Acres of Paradise is a 58-site, 15.2-acre all age manufactured home community development opportunity, located in Paradise, Butte County, CA, and offered at $1,050,000 with seller financing. The Property has an active permit to operate and is HCD-permitted for 53 manufactured home sites and 5 RV sites with drain, providing for a predominantly long-term community with the RV component offering income diversification. Substantial engineering, design, and utility work has already been completed, reducing a new owner's timeline to accepting residents. The Property is offered with attractive seller financing terms of 25% down payment and 6.00% interest only rate over a five-year term with no prepayment penalty. This structure is intended to provide runway for the buyer to obtain final approvals, develop sites, remaining infrastructure, and in-fill the community. Comparable manufactured home communities in Paradise command space rents averaging $582 per month and are achieving average occupancy of 88%, supporting the income potential of the completed community. The offering price of $1,050,000 for Acres of Paradise MHP equates to $18,103 per site and $69,079 per acre. Comparable manufactured home community development opportunities in Paradise, CA with gas and electric installed have traded for an average of $21,589 per site and $152,917 per acre. The property’s pricing equates to a 16% discount to the comparable average price per site and 55% discount to the comparable average price per acre, offering an attractive investment basis. Pre-development is in its final stages; the mobile home park site design and septic system engineering are complete, and PG&E has already installed new electric and gas lines and connections for direct-billed utilities. The septic system has been engineered as a wastewater treatment system consisting of one lift station, one 15,000-gallon tank, and leach lines located in the lower southeast portion of the Property. Public water service is available through Paradise Irrigation District. Water service is currently active, the city meter is operational, and the Town of Paradise has approved the initial plans. The current owner has completed all debris removal work and has engineered the unit layout, fire hydrant installation, grading, communication utility infrastructure, retaining wall, storm drain, erosion control, tree planting, and irrigation improvements, which are ready to submit for HCD approval. Following the 2018 Camp Fire, Paradise has experienced steady population recovery and rebuilding, while the high cost and measured pace of new single-family construction drives demand toward manufactured housing. The community sits within 7 min of retail and services in Paradise, 27 min of Chico, and 1 hour 40 min of Sacramento, with large commuter and retiree resident bases supporting long-term occupancy stability. Acres of Paradise offers a rare combination of entitled, utility-ready development and built-in seller financing! Please do not visit, drive through, call, or disturb the property or its residents without prior approval from the listing broker.

RV Park & Storage For Sale –California/Oregon Border VALUE-ADD -$600,000 to $4,600,000 Operate & Rebuild/Expand in Stages OR Expand Up To 130 Sites All At Once. 17 Acres Total / 9.5 on CA Hwy 97 Main Eastern CA/OR,WA,ID Highway 26 Full Hook Up Sites -Currently Uses Only 1.7 of the 9.5 Acres 30/20 Amp Pedestals, Water, & Sewer City Water W/ 6” Main City Sewer 3/2 -1,581 Sqft Fleetwood Mobile Home on Permanent Foundation Large Bath House W/Laundry, and Work Shop 24x50 Metal Building Cabin/Camp Store Barn Private well W/ Block Well House Equipment Included, Backhoe, Riding Mower, Etc. Lots of Recent Repairs and Upgrades Current Rates: Monthly $500, Weekly $250, Daily $50 Close To/On The Way To 4 National Parks & Recreation Areas Close To/On The Way To 4 State Parks & Recreation Areas Close To/On The Way To 6 Major Tourist Attractions & Recreation Areas Value-add Opportunities: $600,000 - $4,600,000 (Modeled on 7% Cap Rate) 1) Add $4,600,000 -Expand to Approx 130 Sites (50% LT Occupancy) 2) Add $600,000+ -Rebuild/Repair 30 Sites Using Existing Infrastructure (70% LT Occupancy) and Add Additional Revenue Streams. IE: Boat & RV Storage, Commercial Truck & Equipment Storage, Lay Down Yard, Container Storage, Covered Storage, Mini Storage, Mobile Home Park, Glampground, Hobby farm, Petting Zoo, Etc 3) Add $100,000 -Easy Day 1 Operational Value-Adds: There Is NO Marketing, NO Website, NO Social Media Presence, NO Booking Software, NO Management Software, NO Payment Software, Billboard Is Old & Not Correct, NO “Up Ahead” Highway Signage, Etc. Cash Price: $1,050,000 Email: Info@BVRVP.com for For More info Showings By Appointment ONLY Serious Inquiries ONLY Will Contract with Principles/End Buyers ONLY Will work with Wholesalers ONLY If Disclosed UP FRONT. Buyers Agents Welcome –No Commissions Offered, Buyer Pays Commissions *Information Deemed To Be Reliable But Not Guaranteed*

MHP on Oak Street is an 18-unit RV/mobile home park located at 1683 Oak Street in Oroville, CA. The property features 15 RV/mobile home spaces and 3 apartments with a total of 18 rentable units. Currently at 72.2% occupancy with 13 occupied units, the property includes a shared laundry room and has undergone significant capital improvements completed between 2023-2026. The property successfully passed CA state Housing and Community Development inspection in June 2026.

Rare investment opportunity in the heart of downtown Bridgeport! This unique mixed-use property includes the iconic Jolly Kone restaurant, a well-known roadside favorite for over 60 years, two additional commercial buildings, 1-bedroom/1-bath house, and six RV/mobile home spaces - all on a .69 acre parcel with Main Street frontage. The restaurant draws steady traffic from tourists and locals alike offering walk-up service, shaded dining area, and nostalgic charm. Seller will consider carrying the note with minimum 25 percent down. Additional address on the property, 178 Main Street, 108 Bryant Street. The Jolly Kone Restaurant in the scenic and historic town of Bridgeport, California, is a beloved local landmark brimming with nostalgic charm. This classic walk-up restaurant welcomes visitors with shaded outdoor dining areas and a friendly small-town atmosphere. A favorite stop for both tourists and loyal travelers who return year after year, The Jolly Kone is famous for its mouthwatering burgers, burritos, chicken sandwiches, hearty breakfast menu, and of course, its signature soft-serve ice cream - a sweet tradition that perfectly captures the spirit of summer in the Sierra’s. Bridgeport is located about half way between Lake Tahoe and Yosemite National Park along Highway 395. It’s surrounded by stunning mountain scenery, hot springs, trout-filled lakes and rivers, and historic sites dating back to the 1800’s mining days. One of the Sierra’s most picturesque small towns - known for its wide valley views, rustic charm, and friendly, small-town atmosphere.

Excellent opportunity to invest in a thriving multifamily/mobile home park with this renovated 1,500 SF building and 18 spaces, boasting a 9.4% cap rate on actuals, 100% occupancy at reasonable space rent plus the seller will guarantee 1 years rent for any vacant sites. The Mobile Home Park also has the potential of up to $500K in Cost Segregation Depreciation (verify with your CPA). The property, comprised of 18-spaces and one SFR, is fully stabilized, renovated, and well managed, ensuring a solid investment experience. Rare opportunity to acquire an 18-space mobile home park plus a detached single-family residence in the heart of Mendocino County, ideally located between Laytonville and the Mendocino Coast. Set among towering redwoods, this peaceful property offers both strong income potential and an exceptional lifestyle setting. Located in the charming community of Branscomb, just 15 minutes to Laytonville, 15 minutes to Highway 101, and approximately 15 miles to the Pacific Ocean. The park accommodates both single-wide and double-wide homes, with the flexibility for residents to bring their own homes or trailers. The property is surrounded by natural beauty and outdoor recreation. Within biking distance is Admiral Standley State Recreation Area, featuring old-growth redwoods. Enjoy easy access to regional highlights including the Avenue of the Giants and Eel River to the north, award-winning wineries to the south, and the rugged Mendocino Coast to the west. Significant recent capital improvements include: • Brand new remote water system + separate water meters (In progress) • New park lighting • Newly paved roadway *Tenants are separately responsible for water, electricity, and garbage, supporting efficient operations. A unique investment opportunity combining income, location, and long-term upside in one of Northern California’s most scenic regions. This is a great investment opportunity for a newbie investor getting into the MHP arena since it offers a very attractive cap rate (unleveraged return) or for an experienced investor wanting to have more spaces all at a reasonable price point.

Rare opportunity to acquire a 20-unit mobile home park plus 1 additional RV space situated on approximately 1.41 acres along Lacey Boulevard in Hanford. This is a fully self-managed investment property with all mobile homes owned by the seller and leased directly to tenants, creating a strong and consistent income-producing asset. The property offers investors long-term upside due to its strategic location and future infrastructure improvements planned within the area. According to information provided by the City Engineer for Hanford, the City is planning the future expansion of Ninth Avenue north to Grangeville Boulevard, which is expected to create a future signalized hard corner at Lacey Boulevard. Current understanding is that design work is anticipated to begin around 2028. In addition, information from Caltrans indicates the planned overpass project is projected to begin approximately in 2032 with anticipated completion around 2034 as part of the future southern expansion of Hanford. This presents a unique opportunity to generate immediate cash flow today while positioning for potential future redevelopment or increased commercial significance as the area continues to grow and improve.

Incredible Investment Opportunity!!!!! Willow Mobile/Manufactured Home/Trailer Park Community, features current positive income, with potential expansion opportunities, due to its' large, non-utilized vacant Property, which could potentially provide an additional increase to your bottom line by the development/installation of additional Manufactured Home/Mobile space(s), and/or R.V. lot(s), subject to the approval by any and all, Municipal Entities that have jurisdiction over development of the Subject Property, in conjunction with, and concurrent approval by the State of California Department of Housing Community Development. Furthermore, the Subject Property features a huge Multiple Parcel, Corner Lot Footprint! Note: This Income-Producing Property currently includes 2 conjoined contiguous Parcels, 10 spaces, 1 Single-Family Residence, a Potenial build out of a Studio Apartment by utilizing the previous un-utilized abandoned laundry facility! Furthermore, there is also a Factory-Built Home on a permanent foundation, which is also owned by the current Owner of the community. In addition, the situs is close to shopping, convience store(s), with gas stations/fueling facilities, coupled with a location that fosters an easy, minute(s) commute to Corning, Red Bluff, and Chico California.

Investment Opportunity: Mobile home/trailer park with (8) trailers and (1) 2-bed/1-bath home totaling ±6,900 SF of space on ±25,900 SF of land. Value add opportunity with potential rents of $67,008.00/year. The site offers ample yard area with room for storage or additional mobile homes/trailers, access from W Hatch Rd, convenient parking, & easy access to nearby CA-99 on/off ramps. The close proximity to schools and shopping areas make it a great location for tenants. This mobile home community presents an ideal investment opportunity in one of the Central Valley’s steadily growing rental markets. With strong demand for affordable housing in Modesto, this property is well positioned to deliver consistent occupancy and reliable cash flow. #4 is now vacant and #7 trailer is seller owned and included with the sale. Located east of CA-99 and south of CA-132 in Modesto, CA. Easy north/south Hwy 99 access & will benefit from this large, expanding commercial/residential market. Modesto is located in the Central Valley region, 68 miles south of Sacramento and 90 miles north of Fresno. Distances from other places include: 40 miles north of Merced, California, 92 miles east of San Francisco, 66 miles west of Yosemite National Park, and 24 miles south of Stockton. The city, in the San Joaquin Valley, is surrounded by rich farmland. Stanislaus County ranks sixth among California counties in farm production. It is home to Gallo Family Winery, the largest family-owned winery in the United States. Led by milk, almonds, chickens, walnuts, and corn silage, the county grossed nearly $3.1 billion in agricultural production in 2011. The farm-to-table movement plays a central role in Modesto living in the Central Valley.

3 BED | 2 BATH | 1,680 SF | 4.99 ACRES Manufactured home situated on approximately 5 fully usable acres in the Juniper Hills area of Littlerock. 🌄 PROPERTY FEATURES • 3 Bedrooms • 2 Bathrooms • Approx. 1,680 SF • 4.99 Acres • Manufactured Home • Built 1989 • Private Well • Solar Power • Generator Backup • Septic • Central Air • Fireplace / Wood-Burning Stove • Roof replaced approximately 5 years ago • LCA11 Zoning • Horse Property • Agricultural Uses • Mountain & Hillside Views • No Space Rent — Land Included

For registration requirements and regulations, please review here or contact Blake Batula | 916.380.7406 | bbatula@crexi.com. Sierra Sands MHC at 535 W Atkins Avenue, Ridgecrest, CA 93555 offers a compelling value-add opportunity in a stable, defense-driven Southern California market. This 39-site manufactured housing community spans approximately 2.42 acres and is ideally positioned for an investor seeking near-term occupancy growth and long-term cash flow upside. Currently operating at approximately 44% occupancy, the property features 17 occupied sites, 22 vacant sites, and 11 park-owned units, including 9 vacant homes in varying stages of repair. Recent ownership has already completed a major tenant remediation effort, creating a cleaner operating foundation and a straightforward path to stabilization. Sierra Sands benefits from city-serviced utilities, with electric and gas sub-metered and tenants paying all utilities, including trash. Current lot rents of $435/month are at market, limiting rent reset risk while preserving future lease-up potential. Located in Ridgecrest, the community is supported by the strong employment base of NAWS China Lake, the area’s largest employer with nearly 8,000 jobs. With 11 home-ready sites and immediate revenue upside through professional management and lease-up, Sierra Sands MHC is well-positioned for investors targeting higher yields through operational execution! • Non-Contingent • Earnest Money Deposit is Greater of $20,000 or 10% of the Purchase Price • Marketing Fee: 5% of the Winning Bid Amount, $20,000 minimum • $10,000 Participation Deposit • Close of Escrow: November 24, 2026 435 W Atkins Ave, Ridgecrest, CA 93555

Blue Skies Mobile Home Park for Sale in Santa Barbara in Premium Location