Red Bluff RV & MH Village

List Price $3,500,000

130 Gilmore Rd, Red Bluff, CA 96080

Exclusive Listing
Tim Ryan & Jason Lippe

REQUEST OM

Price
$3,500,000

Total Sites
68

Price/Site
$51,471

Price/Acre
$268,199

Occupancy
72%

Lot Size
13.05 Acres

Designation
All Age

Year Built
1973

NOI (Current Budget)
$151,069

Cap Rate (Current Budget)
4.32%

NOI (Pro Forma Y2)
$305,658

Cap Rate (Pro Forma Y2)
8.73%

INVESTMENT HIGHLIGHTS

❑ LOCATION – Red Bluff RV & MH Village is conveniently located just off Interstate 5 and minutes from downtown Red Bluff, providing easy access to shopping, dining, employment, and healthcare services. The community also benefits from close proximity to the Sacramento River recreation corridor and nearby regional demand drivers throughout Northern CA.

❑ INFILL OPPORTUNITY – There are currently 19 vacant MH and RV sites ready for occupancy, creating a strong infill and value-add opportunity with utility infrastructure already in place. Nearby manufactured housing and RV communities report occupancy levels near 96%, supporting the potential for increased rental income through lease-up.

❑ PUBLIC UTILITIES – Serviced by city water and sewer utilities, with water currently master-metered and paid by the landlord, while sewer service is billed to tenants as a flat fee. Electricity and gas are provided by PG&E and are individually submetered and billed back to tenants based on usage. Trash service is provided through onsite commercial bins and billed to tenants as a flat fee.

❑ ONSITE MANAGER – Red Bluff RV & MH Village benefits from both onsite and offsite management oversight, providing operational efficiency and tenant support. The onsite manager resides within the community in a park-owned home and assists with day-to-day operations, utility management, and overall property maintenance.

❑ AMENITIES – The community offers a range of resident amenities, including onsite management with a leasing office, a swimming pool, clubhouse, laundry facilities, and restroom facilities with showers. These amenities support the day-to-day needs of residents and guests while contributing to the overall appeal and operational functionality of the community.

❑ SOLAR PANELS & LAND – The property includes onsite solar panel infrastructure situated on approximately 1.69 acres, along with an additional 1.22 acres of excess land that is currently unused. The surplus land provides potential for future expansion, storage, or other site improvements, offering additional long-term flexibility and value-add potential for ownership.

EXECUTIVE SUMMARY

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 $3,500,000 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, 31 RV sites, and 19 vacant sites, presenting a significant infill and value-add opportunity through future occupancy growth.

The property currently operates at approximately 72% 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 $564 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, swimming pool, clubhouse, 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.