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Hacienda Mobile Home Park 8200 Cherry Ave 51 Unit Mobile Home Park $7,592,585 CAD ($148,874 CAD/Unit) 6.35% Cap Rate Fontana, CA 92335
Investment Highlights
- No rent control — Unincorporated county, no MHP cap, AB 1482-exempt.
- 100% tenant-owned homes — Pure lot-rent; no home CapEx, R&M, or financing exposure.
- Current 6.35% cap rate on in-place NOI of $349,134
- ±4.55 acres on Cherry Ave in Fontana's I-10 corridor, surrounded by new development
Executive Summary
Mobile Hacienda Park at 8200 Cherry Ave, Fontana, CA 92335 is a 100% occupied, all-age manufactured housing community in the highly supply-constrained Inland Empire — 50 mobile home spaces plus a manager's single-family residence on ±4.55 acres along the Cherry Avenue/I-10 corridor, with convenient access to I-10, I-210, I-15, and major employers including Amazon, Target, UPS, and Kaiser Permanente. New park supply in Southern California is effectively zero, making existing communities functionally irreplaceable.
All homes are tenant-owned: residents maintain their homes while the park collects lot rent — structurally lower expenses, capital requirements, and turnover than conventional multifamily, with long resident tenure and stable collections across cycles. Amenities include a pool, laundry facilities, paved interior streets, and mature trees.
This fee-simple asset delivers immediate cash flow: in-place NOI of $349,134 (6.35% cap) with pro forma NOI of $370,280 (6.73% cap). Lot rents average $851 per month — below submarket levels — with yield growth through organic rent increases alone, no capital program required. Potential density expansion to as many as 90 spaces (buyer to verify) offers additional upside.
Continued employment growth in the corridor and a persistent shortage of attainable housing underpin durable demand in one of Southern California's most resilient affordable housing sectors.
All homes are tenant-owned: residents maintain their homes while the park collects lot rent — structurally lower expenses, capital requirements, and turnover than conventional multifamily, with long resident tenure and stable collections across cycles. Amenities include a pool, laundry facilities, paved interior streets, and mature trees.
This fee-simple asset delivers immediate cash flow: in-place NOI of $349,134 (6.35% cap) with pro forma NOI of $370,280 (6.73% cap). Lot rents average $851 per month — below submarket levels — with yield growth through organic rent increases alone, no capital program required. Potential density expansion to as many as 90 spaces (buyer to verify) offers additional upside.
Continued employment growth in the corridor and a persistent shortage of attainable housing underpin durable demand in one of Southern California's most resilient affordable housing sectors.
Property Facts
| Price | $7,592,585 CAD | Building Class | C |
| Price Per Unit | $148,874 CAD | Lot Size | 4.78 AC |
| Sale Type | Investment | Building Size | 208,216 SF |
| Cap Rate | 6.35% | Average Occupancy | 100% |
| No. Units | 51 | No. Stories | 1 |
| Property Type | Multifamily | Year Built | 1952 |
| Property Subtype | Manufactured Housing/Mobile Home | ||
| Zoning | RM - Residential Multiple | ||
| Price | $7,592,585 CAD |
| Price Per Unit | $148,874 CAD |
| Sale Type | Investment |
| Cap Rate | 6.35% |
| No. Units | 51 |
| Property Type | Multifamily |
| Property Subtype | Manufactured Housing/Mobile Home |
| Building Class | C |
| Lot Size | 4.78 AC |
| Building Size | 208,216 SF |
| Average Occupancy | 100% |
| No. Stories | 1 |
| Year Built | 1952 |
| Zoning | RM - Residential Multiple |
Unit Mix Information
| Description | No. Units | Avg. Rent/Mo | SF |
|---|---|---|---|
| 1+1 | 51 | - | - |
1 1
Fairly walkable
40/100
Exceptionally drivable
90/100
Limited public transit
30/100
Fairly bikeable
40/100
Property Taxes
| Parcel Number | 0230-051-10 | Improvements Assessment | $1,820,516 CAD |
| Land Assessment | $2,080,590 CAD | Total Assessment | $3,901,107 CAD |
Property Taxes
Parcel Number
0230-051-10
Land Assessment
$2,080,590 CAD
Improvements Assessment
$1,820,516 CAD
Total Assessment
$3,901,107 CAD
Contacts
-
Thomas Beniamen -
Pierce Brazil -
Dylan Brazil -
Dimitre Petrov -
Nolan Rockwell -
Commercial Real Estate Investors Inc
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Hacienda Mobile Home Park | 8200 Cherry Ave
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