51-unit Southern California MHC | 100% Occupied | No Rent Control
Fontana, CA
Asking price
$5,500,000
Sites
51
Cap rate
5.80%
Price / site
$107,843
About this property
This all-age MHC is positioned in one of SoCal's most supply-constrained markets making this a phenomenal opportunity to acquire a 100% occupied all-age community within one of the most highly sought-after Southern California market. With NO rent control. - 51-unit all-age MHC in Fontana, California, consisting of 50 MH spaces and one manager SFR. - 100% occupied - All tenant-owned homes. - $321,167 current NOI, - Current 5.84% cap rate. - Pro forma NOI $341,474 - Below-market rents - upside - NO RC - Recent gas and electric utility conversion completed. - All utilities are paid by tenant - On-site amenities include laundry facilities and a swimming pool, with convenient access to major employers and national retailers. - City water - On-site septic. - Located in one of Southern California’s most supply-constrained housing markets. - Meaningful long-term upside.
All details
Figures are transcribed from the source listing as published. “Source page last checked” is when our crawler last fetched that page — it is not a check of the financials and not confirmation from the broker.
| Asking price | $5,500,000 |
|---|---|
| Sites | 51 |
| Price per site | $107,843 |
| Cap rate | 5.80% |
| NOI | $341,474 |
| Address | 8200 Cherry Avenue |
| First seen by UnitListed | Sep 6, 2026 |
| Source page last checked | Oct 24, 2026 |
Before you call the broker
6 things are not disclosed on this listing. These are the questions that would close the gap — specific to a park, not a generic list.
What period the financials cover — not disclosed
Are these figures trailing twelve months, last calendar year, or projected?
A projected stabilised NOI and a current operating NOI can differ by a third, and both get called "NOI".
Gross income and operating expenses — not disclosed
Can you share a trailing twelve-month profit and loss, with the expense lines itemised?
NOI alone hides whether income is high or expenses are being under-reported. The split is what you underwrite.
Reason for sale — not disclosed
Why is the owner selling, and how long have they held it?
Never published on a listing, always worth knowing. Retirement and a looming capital bill are very different situations.
Operating season and seasonal mix — not disclosed
Is this year-round or seasonal, and what is the split between seasonal, monthly and transient guests?
A seasonal park with a five-month window is a different business from a year-round one at the same annual revenue.
Utility infrastructure — not disclosed
Are water, sewer and electric municipal or private, and what condition is the infrastructure in?
A private septic or well at end of life is a capital item that can exceed a year of NOI, and it will not appear in the expenses.
Permits and non-conforming use — not disclosed
Is the current site count permitted, and is any of it legal non-conforming?
A park operating more sites than it is permitted for cannot be financed at the income it shows.
Asking price — disclosed
Currency of the asking price — disclosed
Net operating income — disclosed
Site count and hookup mix — disclosed
Whether the land is included — disclosed
What has changed
Every date below is when we observed a change, not when it happened. We first saw this listing on Sep 6, 2026; that is not the same as when it came to market, and we have no way to know the latter.
- Sep 6, 2026First seen by UnitListed
The asking price has not changed across any of our observations.
