2030 E Grayson Rd 46 Unit Mobile Home Park $6,393,564 CAD ($138,991 CAD/Unit) 7.04% Cap Rate Ceres, CA 95307

Ceres West Mobile Home Park is being offered at a 7%+ cap rate with a projected first-year return of approximately 9.0% upon takeover. The community presents immediate upside through below-market rents — currently more than $100 per site under market — as well as additional
income potential from leasing the two vacant sites.
Ceres West MHP is a well-positioned investment opportunity for buyers seeking a stable, high-performing asset in a strong-demand market. The property offers strong day-one cash flow, experienced on-site management with more than 10 years at the community, and clear operational upside that can drive future revenue growth and long-term appreciation. Ownership has recently invested significant capital into the property, creating a true turnkey investment opportunity with minimal near-term capital expenditure needs and ease of operation for a new owner.
The community consists of 46 total units. There are 43 HCD licensed MH spaces, a duplex, and a single family house occupied by the on-site manager. The property is situated on approximately 3.71 acres and is an all age park. In the past 10 months the owner has invested $400,000 into the property. The upgrades include a brand new septic system, complete repaving of the entire park, a full renovation of the of the laundry room, and extensive landscaping which includes tree trimming and removal.
The property operates on city water and septic. Water and gas are sub-metered, trash if a flat rate pass through, electric is direct billed to the tenants, and sewer is included in base rent. There is excellent on-site management that wishes to stay on with new ownership. The on-site managers receive free rent in the single family house as their compensation.
There is no rent or vacancy control in Ceres. Based on the rental comps included in this offering package, current rents at Ceres West are more than $100 below market, providing a clear path for future revenue growth. The last rent increase was January 2026.