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33751 Powerhouse Rd - Mt. Ararat Senior Mobile Home Park 8.96 Acres of Residential Land Offered at $2,324,263 CAD in Auberry, CA 93602
Investment Highlights
- 36-space land-lease community (34 MH spaces, 1 RV space, 1 SFR) on 8.96 acres
- Long-term, stable ownership — held by the same family since a 1993 purchase, contributing to a low-turnover resident base
- Sierra Nevada foothills location in Fresno County, above the Central Valley fog line, near Millerton Lake and Shaver Lake recreation
- Embedded rental upside — space rent increase to $495/month already in effect via notice, taking effect January 1, 2027
- 55+ senior community with on-site clubhouse — durable, low-vacancy tenant demographic
- 5.0% cap rate / 8.2 GRM on $85,012 projected 2026 NOI — priced at $187,500/acre
Executive Summary
Financial Summary (Pro Forma - 2026) |
Annual (CAD) | Annual Per AC (CAD) |
|---|---|---|
| Gross Rental Income |
$282,564
|
$31,536.16
|
| Other Income |
$2,905
|
$324.26
|
| Vacancy Loss |
$8,477
|
$946.05
|
| Effective Gross Income |
$276,993
|
$30,914.36
|
| Taxes |
$12,911
|
$1,440.93
|
| Operating Expenses |
$146,469
|
$16,346.95
|
| Total Expenses |
$159,379
|
$17,787.88
|
| Net Operating Income |
$117,613
|
$13,126.48
|
Financial Summary (Pro Forma - 2026)
| Gross Rental Income (CAD) | |
|---|---|
| Annual | $282,564 |
| Annual Per AC | $31,536.16 |
| Other Income (CAD) | |
|---|---|
| Annual | $2,905 |
| Annual Per AC | $324.26 |
| Vacancy Loss (CAD) | |
|---|---|
| Annual | $8,477 |
| Annual Per AC | $946.05 |
| Effective Gross Income (CAD) | |
|---|---|
| Annual | $276,993 |
| Annual Per AC | $30,914.36 |
| Taxes (CAD) | |
|---|---|
| Annual | $12,911 |
| Annual Per AC | $1,440.93 |
| Operating Expenses (CAD) | |
|---|---|
| Annual | $146,469 |
| Annual Per AC | $16,346.95 |
| Total Expenses (CAD) | |
|---|---|
| Annual | $159,379 |
| Annual Per AC | $17,787.88 |
| Net Operating Income (CAD) | |
|---|---|
| Annual | $117,613 |
| Annual Per AC | $13,126.48 |
Property Facts
| Price | $2,324,263 CAD | Property Type | Land |
| Sale Type | Investment | Property Subtype | Residential |
| No. Lots | 1 | Total Lot Size | 8.96 AC |
| Zoning | RE - RE - existing use as a mobile home park | ||
| Price | $2,324,263 CAD |
| Sale Type | Investment |
| No. Lots | 1 |
| Property Type | Land |
| Property Subtype | Residential |
| Total Lot Size | 8.96 AC |
| Zoning | RE - RE - existing use as a mobile home park |
1 Lot Available
Lot
| Price | $2,324,263 CAD | Lot Size | 8.96 AC |
| Price Per AC | $259,404.37 CAD |
| Price | $2,324,263 CAD |
| Price Per AC | $259,404.37 CAD |
| Lot Size | 8.96 AC |
8.96-acre income-producing mobile home park parcel in Auberry, CA (Fresno County). SE¼ of SW¼, Section 5, T10S R23E, MDB&M. Site of Mt Ararat Adult Mobile Home Park, a 55+ land-lease community with on-site clubhouse. Zoned RE.
Description
Mt Ararat Adult Mobile Home Park is an 8.96-acre, 36-space land-lease community (34 mobile home spaces, 1 RV space, 1 single-family residence) located at 33751 Powerhouse Road in Auberry, an unincorporated Sierra Nevada foothill community in Fresno County. The park has been held by the Hibberd family since a 1993 purchase, and operates as a 55+ senior community with an on-site clubhouse. The property is served by a private well and septic system, with propane fuel via on-site tanks. Zoned RE (Recreational District, Fresno County). A space rent increase to $495/month is already in effect via notice, taking effect January 1, 2027.
Property Taxes
| Parcel Number | 128-550-48 | Total Assessment | $1,141,590 CAD |
| Land Assessment | $379,183 CAD | Annual Taxes | $12,911 CAD |
| Improvements Assessment | $762,407 CAD | Tax Year | 2026 |
Property Taxes
Presented by
33751 Powerhouse Rd - Mt. Ararat Senior Mobile Home Park
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