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33751 Powerhouse Rd - Mt. Ararat Senior Mobile Home Park 8.96 Acres of Residential Land Offered at $1,680,000 in Auberry, CA 93602
Investment Highlights
- 36-space land-lease community (34 MH spaces, 1 RV space, 1 SFR) on 8.96 acres
- Long-term, stable ownership — held by the same family since a 1993 purchase, contributing to a low-turnover resident base
- Sierra Nevada foothills location in Fresno County, above the Central Valley fog line, near Millerton Lake and Shaver Lake recreation
- Embedded rental upside — space rent increase to $495/month already in effect via notice, taking effect January 1, 2027
- 55+ senior community with on-site clubhouse — durable, low-vacancy tenant demographic
- 5.0% cap rate / 8.2 GRM on $85,012 projected 2026 NOI — priced at $187,500/acre
Executive Summary
Financial Summary (Pro Forma - 2026) |
Annual | Annual Per AC |
|---|---|---|
| Gross Rental Income |
$204,240
|
$22,794.64
|
| Other Income |
$2,100
|
$234.38
|
| Vacancy Loss |
$6,127
|
$683.82
|
| Effective Gross Income |
$200,213
|
$22,345.20
|
| Taxes |
$9,332
|
$1,041.52
|
| Operating Expenses |
$105,869
|
$11,815.74
|
| Total Expenses |
$115,201
|
$12,857.25
|
| Net Operating Income |
$85,012
|
$9,487.95
|
Financial Summary (Pro Forma - 2026)
| Gross Rental Income | |
|---|---|
| Annual | $204,240 |
| Annual Per AC | $22,794.64 |
| Other Income | |
|---|---|
| Annual | $2,100 |
| Annual Per AC | $234.38 |
| Vacancy Loss | |
|---|---|
| Annual | $6,127 |
| Annual Per AC | $683.82 |
| Effective Gross Income | |
|---|---|
| Annual | $200,213 |
| Annual Per AC | $22,345.20 |
| Taxes | |
|---|---|
| Annual | $9,332 |
| Annual Per AC | $1,041.52 |
| Operating Expenses | |
|---|---|
| Annual | $105,869 |
| Annual Per AC | $11,815.74 |
| Total Expenses | |
|---|---|
| Annual | $115,201 |
| Annual Per AC | $12,857.25 |
| Net Operating Income | |
|---|---|
| Annual | $85,012 |
| Annual Per AC | $9,487.95 |
Property Facts
| Price | $1,680,000 | Property Type | Land |
| Sale Type | Investment | Property Subtype | Residential |
| No. Lots | 1 | Total Lot Size | 8.96 AC |
| Zoning | RE - RE - existing use as a mobile home park | ||
| Price | $1,680,000 |
| Sale Type | Investment |
| No. Lots | 1 |
| Property Type | Land |
| Property Subtype | Residential |
| Total Lot Size | 8.96 AC |
| Zoning | RE - RE - existing use as a mobile home park |
1 Lot Available
Lot
| Price | $1,680,000 | Lot Size | 8.96 AC |
| Price Per AC | $187,500.00 |
| Price | $1,680,000 |
| Price Per AC | $187,500.00 |
| Lot Size | 8.96 AC |
8.96-acre income-producing mobile home park parcel in Auberry, CA (Fresno County). SE¼ of SW¼, Section 5, T10S R23E, MDB&M. Site of Mt Ararat Adult Mobile Home Park, a 55+ land-lease community with on-site clubhouse. Zoned RE.
Description
Mt Ararat Adult Mobile Home Park is an 8.96-acre, 36-space land-lease community (34 mobile home spaces, 1 RV space, 1 single-family residence) located at 33751 Powerhouse Road in Auberry, an unincorporated Sierra Nevada foothill community in Fresno County. The park has been held by the Hibberd family since a 1993 purchase, and operates as a 55+ senior community with an on-site clubhouse. The property is served by a private well and septic system, with propane fuel via on-site tanks. Zoned RE (Recreational District, Fresno County). A space rent increase to $495/month is already in effect via notice, taking effect January 1, 2027.
Property Taxes
| Parcel Number | 128-550-48 | Total Assessment | $825,152 |
| Land Assessment | $274,077 | Annual Taxes | $9,332 |
| Improvements Assessment | $551,075 | Tax Year | 2026 |
Property Taxes
Contact the Sale Advisor
33751 Powerhouse Rd - Mt. Ararat Senior Mobile Home Park