Joshua Mobile Home & RV Park

List Price $1,200,000

26611 Nudgent St, Boron, CA 93516

Exclusive Listing
Tim Ryan

REQUEST OM

Price
$1,200,000

Total Sites
32

Price/Site
$37,500

Price/Acre
$510,638

Occupancy
53%

Lot Size
2.35 Acres

Designation
All Age

Year Built
1961

NOI (Current)
$62,807

Cap Rate (Current)
5.23%

NOI (Year 1)
$69,965

Cap Rate (Year 1)
5.83%

INVESTMENT HIGHLIGHTS

❑ SELLER FINANCING –Attractive seller financing available to qualified buyers:

Price: $1,200,000 (POH Included)Seller Carry: $875,000
Down Payment: $325,000
Rate: 2.0% I/O Year 1, followed by 3.0%
I/O for subsequent 2 years.
Term: 3 Years (36 months)
Balloon Payment: Due at end of term, no
pre-payment penalty.

❑ PARK OWNED HOMES – There are 11 park-owned homes included in the purchase of the property. The total purchase price of $1,200,000 is allocated as $980,000 for the mobile home park and $220,000 for the park-owned homes. This allocation reflects a value of $20,000 per home for the 11 park-owned units.

❑ PUBLIC UTILITIES – Serviced by city water and city sewer, with submetered electric and gas, and private trash service. The CPUC utility upgrade for electric and gas has been fully designed and approved, with construction expected to commence in Q3 or Q4. This is a significant value improvement, transitioning the park to direct billing, significantly streamlining operations.

❑ INFILL OPPORTUNITY – There is a total of 13 vacant MH sites ready for new homes or RVs to be placed, utilities are ready and these sites were recently vacated by RVs. Occupancy at the community has historically been between 75%-80%, and is expected to increase due to the nearby Aratina Solar Center, Rio Tinto Borax mine and work force demand in the area.

❑ ONSITE MANAGER – An onsite management team resides in a park-owned home in Space 21 and also utilizes a second active mobile home site (Space 32) for storage. The team receives a combined annual salary of approximately $14,000, along with an additional $18,000–$21,000 for hourly contract work within the community. They are not charged space rent but are responsible for their own utilities.

❑ HOUSING DEMAND – Located in Boron along State Route 58, the property benefits from workforce housing demand driven by major regional employers, including Rio Tinto Borax, Edwards Air Force Base, and Mojave Air and Space Port. Limited housing supply and affordability constraints support stable occupancy and long-term rental demand.

EXECUTIVE SUMMARY

Joshua Mobile Home & RV Park is a 32-site, all-age manufactured housing community located in Boron, within the Antelope Valley region of Eastern Kern County. The property is offered with attractive seller financing for qualified buyers at a price of $1,200,000 (including park-owned homes). The seller will carry $875,000 with a $325,000 down payment, at 2.0% interest-only in year one and 3.0% interest-only for the following two years, over a 3-year term, with a balloon payment due at maturity and no prepayment penalty.

The community is HCD-approved for 32 mobile home sites and features a diverse site mix, including 5 tenant-owned homes, 11 park-owned homes, and 3 RVs and 13 vacant sites. The vacant sites are available for immediate infill, providing significant upside through lease-up and increased occupancy. Comparable properties in the area operate at 90%+ occupancy, while the subject property's historical occupancy has ranged between 75–80%, primarily due to seasonality and contract labor-driven fluctuations.

An onsite management team resides in a park-owned home in Space 21 and also utilizes a second mobile home site (Space 32) for storage. The team receives a combined annual salary of approximately $14,000, along with an additional $18,000–$21,000 for hourly contract work within the community. They are not charged space rent but are responsible for their own utilities.

Joshua Mobile Home & RV Park is served by municipal water and sewer, with submetered gas and electric, and private trash service. The property has been approved for a CPUC utility infrastructure upgrade, expected to begin construction in Q3 or Q4, which will transition utilities to direct billing and improve operational efficiency.

Current average rents are $396/month for tenant-owned mobile homes, $425/month for RV spaces, and $781/month for park-owned homes, with historical occupancy of approximately 75–80% over the past three years. The property includes 11 park-owned homes valued at approximately $20,000 each ($220,000 total), with nine currently occupied generating rents between $650–$950 per month. One unit is currently being rehabbed and is expected to be leased within a few weeks at approximately $800–$1,000 per month, while another requires renovation. A rent increase notice was issued on May 1, 2026, for two tenant-owned homes, increasing rents from $291 to $325.

Recent capital improvements include new perimeter and site fencing, installation of solar street lighting, and removal of the former pool area. The laundry facility is currently not in use, presenting potential for future repositioning or alternative use. Boron is a strategically located workforce community along State Route 58, with demand supported by Rio Tinto Borax, Edwards Air Force Base, and Mojave Air and Space Port. Limited housing supply and strong demand for affordable housing position Joshua Mobile Home & RV Park as a value-add investment opportunity, with potential upside through lease-up, rent growth, utility infrastructure upgrades, and operational efficiencies