Yuba MHP & Alpine Village MHP

Portfolio Price $2,225,000

Yuba MHP 1,550,000
4194 George Ave, Olivehurst, CA 95961

Alpine MHP $675,000
6105 Alpine Way, Marysville, CA 95901

Exclusive Listing
Tim Ryan & Jason Lippe

REACH OUT DIRECTLY FOR OM

Price Overview
Portfolio Price $2,225,000

Total Sites
32 (31 MH + 1 SFR)

Price/Site
$69,531

Price/Acre
$458,763

Occupancy
91%

Lot Size
4.85 Acres

Designation
Age-Restricted & All Age

Year Built
1972 & 1977

NOI (Current)
$118,494

Cap Rate (Current)
5.33%

NOI (Pro Forma)
$187,377

Cap Rate (Pro Forma)
8.42%

YUBA MHP - INVESTMENT HIGHLIGHTS
Yuba MHP $1,550,000
4194 George Ave, Olivehurst, CA 95961

❑ Rent Increase – A rent increase of 10% is scheduled for June 1, 2026 taking rents from $479 to $527 per site.

❑ Below Market Rents – Post-increase rents of $527 are still approximately 24% below estimated market rent of $696.

❑ Municipal Sewer Grant – Property may be eligible to connect to municipal sewer through a sewer grant program for the Olivehurst area with estimated timeline of 2027. Additional details available, buyer to verify independently.

❑ Single Family Residence (SFR) – Includes a three-bedroom, one-bathroom single family residence situated on its own separately parceled lot. The home is approximately 1,100 square feet, recently renovated, fully fenced, and includes a private driveway and a two-car carport. Currently leased at $1,700 per month and presents significant value at approximately $350,000 providing additional income and asset value within the offering.

❑ Management – The community operates without an onsite manager and is professionally managed offsite.

❑ Utility Structure MHP – Serviced by municipal water and private septic, with the potential to connect to municipal sewer through a grant. PG&E gas and electricity are directly billed to tenants, trash is also direct billed to tenants.

❑ Utility Structure SFR – All utilities for the SFR are direct billed to the tenant, including the municipal water and sewer, PG&E for electric and gas and trash.

❑ Occupancy – 100% occupied community con

Price Overview
Yuba MHP $1,550,000
MHP $1,200,000
SFR $350,000

Total Sites
20 (19 MH + 1 SFR)

Price/Site
$77,500

Price/Acre
$490,506

Occupancy
100%

Lot Size
3.16 Acres
(2.81 MHP + 0.35 SFR)

Designation
Age-Restricted

Year Built
1972

NOI (Current)
$85,680

Cap Rate (Current)
5.53%

NOI (Pro Forma)
$118,480

Cap Rate (Pro Forma)
7.64%

ALPINE VILLAGE MHP - INVESTMENT HIGHLIGHTS
Alpine Village MHP $675,000
6105 Alpine Way, Marysville, CA 95901

❑ Rent Increase – A rent increase of 10% is scheduled for June 1, 2026 taking rents from $440 to $484 per site.

❑ Below Market Rents – Post-increase rates of $484 per site are still approximately 30% below estimated market rent of $696.

❑ Infill Opportunity – There are currently three vacant HCD permitted sites with utility hookups in place, condition to be verified by buyer, offering upside through infill and placing new homes at current market rent of $700.

❑ Occupancy – Currently operating at 75% occupancy at 9 out of 12 sites.

❑ Utility Structure – Serviced by municipal water and municipal sewer, direct billed to tenants. PG&E gas and electricity are directly billed to tenants. Residents are charged a flat monthly fee of $35 for trash service.

❑ Management – The community operates without an onsite manager and is professionally managed offsite.

❑ Sites – Large sites with majority double wide homes and large yards.

❑ Location – Well located in Marysville, CA with direct access to CA-70 as well as numerous employers and services.

Price Overview
Alpine Village MHP $675,000

Total Sites
12 MH

Price/Site
$56,250

Price/Acre
$399,408

Occupancy
75%

Lot Size
1.69 Acres

Designation
All Age

Year Built
1977

NOI (Current)
$32,815

Cap Rate (Current)
4.86%

NOI (Pro Forma)
$68,897

Cap Rate (Pro Forma)
10.21%

EXECUTIVE SUMMARY

Yuba MHP and Alpine Village MHP are a two-property manufactured housing community portfolio totaling 32 sites consisting of 31 HCD permitted mobile home sites and 1 single family residence in Yuba County, California. The combined portfolio is priced at $2,225,000 ($69,531/site) and is 91% occupied.

Yuba MHP is a 19-site age restricted manufactured housing community plus one single family residence located in Olivehurst, CA. The single-family residence (SFR) is currently occupied and situated on its own parcel, with all direct billed utilities, separate from the park. The SFR is valued at approximately $350,000 based on comparable homes in the market. Yuba MHP is 100% occupied and benefits from municipal water service, private septic with the potential for future connection to city sewer through a grant, PG&E gas and electric direct billed, and trash service direct billed to tenants. Currently, the average space rent at Yuba MHP is $479 per month and is scheduled to increase to $527 effective June 1, 2026. Estimated market rents are approximately $696, reflecting rents approximately 31% below current market levels and approximately 24% below market after the scheduled increase. Yuba MHP provides in place income with potential rental upside.

Alpine Village MHP is a 12 site all age community located in Marysville, CA. The community is currently at 75% occupancy, with three vacant HCD-permitted MH sites with utility hookups in place. Condition of infrastructure to be verified by buyer. The property is serviced by municipal water and municipal sewer, PG&E gas and electric direct billed, and residents are charged a flat monthly fee of $35 for trash service. Current average rents of $440 are scheduled to increase to $484 effective June 1, 2026. Compared to estimated market rents of approximately $696, current rents are approximately 37% below market and approximately 30% below market after the scheduled increase. The vacancy and below market rates present the opportunity for lease up and rental growth.

Both properties operate without onsite management but with professional offsite management. The portfolio is located within Yuba County, which includes employers such as Beale Air Force Base, Adventist Health and Rideout, and regional agricultural, logistics, government, and retail operations. The population in Yuba County is over 80,000. The region is approximately 45 minutes north of Sacramento and is accessible via State Route 70. With below market rents, municipal utility service, infill opportunity at Alpine Village MHP, and a separate single-family residence worth approximately ~$350,000 at Yuba MHP, the portfolio presents an opportunity for rental growth with continued operational efficiencies under new ownership.