El Rancho Mobile Home Park

Significant value-add opportunity — park is currently 60% occupied with 12 vacant mobile home spaces available for immediate lease-up

7.20% cap rate at current, in-place income; 12.31% proforma cap rate at 90% occupancy

$39,812 price per space

Recently upgraded utility infrastructure — gas and electric service ha s been converted to direct meters, shifting those costs to residents

Water and trash are separately submetered/billed back to residents

The city recently approved a four-billion-dollar BNSF rail hub

Property Description

Marcus & Millichap is pleased to present El Rancho Mobile Home Park, a 32-unit all-age community located at 35475 National Trails Highway in Daggett, California. Situated on approximately 1.23 acres with roughly 53,760 gross square feet, the offering includes 29 mobile home spaces, one 2-bedroom / 2-bathroom, and two 1-bedroom / 1-bathroom apartment units, along with an on-site laundry facility that provides supplemental income. The sale includes five notes totaling $127,000 with a 2-4 year loan maturity. The park sits along historic Route 66 in San Bernardino County's High Desert region, just 10 miles east of Barstow and within easy reach of Victorville and the broader Interstate 40/Interstate 15 logistics corridor. The park operates on a septic system, and ownership has recently invested in upgrading the electric and gas service to direct meters, allowing those utility costs to be billed directly to residents. Water and trash are sub-metered and billed back to residents as well. El Rancho Trailer Park is currently operating at approximately 60% occupancy, and even at this reduced occupancy the property produces a 7.20% cap rate on the current scheduled income. As the park is leased up toward market occupancy (modeled here at a conservative 10% vacancy factor), proforma income grows to a 12.31% cap rate and a Net Operating Income of $156,839 — nearly double current NOI. This spread between current and proforma performance represents the core opportunity: a well-located, physically sound mobile home park with substantial embedded upside for an operator with lease-up experience. Daggett is an unincorporated community in San Bernardino County located directly on National Trails Highway — the original alignment of Route 66 — roughly ten miles east of Barstow along the Interstate 40 corridor. The town has a long history as a rail and mining junction and today benefits from its position along one of the primary east-west freight and travel routes in Southern California. Daggett is also home to the Barstow-Daggett Airport and sits adjacent to several large-scale solar and battery storage installations that have brought new construction activity and investment to the immediate area, including a recently approved utility-scale solar-plus storage project in Daggett itself. Just ten miles west, Barstow is one of the primary transportation crossroads in the Inland Empire, sitting at the junction of Interstate 15 (Los Angeles to Las Vegas) and Interstate 40 (the gateway to the southern transcontinental route), with major BNSF and Union Pacific rail lines running through the city. Just recently, the city announced the approval of a four billion dollar BNSF rail hub. Barstow is home to Marine Corps Logistics Base Barstow, a significant regional employer, and BNSF has committed to the multi-billion-dollar expansion of its Barstow rail yard into an integrated intermodal facility aimed at relieving congestion at the Ports of Los Angeles and Long Beach. That project, along with the city's continued rebranding around its logistics identity, points to sustained employment and population growth in the years ahead — demand drivers that directly benefit a well-located, affordably priced mobile home community like El Rancho. To the southwest, Victorville and the greater Victor Valley continue to serve as a fast-growing logistics and distribution hub for Southern California, anchored by the Southern California Logistics Airport and its surrounding industrial and warehouse development. The Victor Valley's continued industrial expansion has fueled housing demand throughout the High Desert, supporting the affordable, workforce-oriented housing that mobile home parks like El Rancho are uniquely positioned to provide. Together, the Daggett/Barstow/Victorville corridor offers a growing base of logistics, rail, military, and renewable-energy employment — exactly the kind of workforce housing demand that supports lease-up of a value-add mobile home park. Combined with a scarcity of new mobile home park supply (new construction of this asset type is exceedingly rare given entitlement and development constraints), El Rancho Trailer Park is well positioned for an operator to bridge the current vacancy to full occupancy and capture the substantial upside embedded in the proforma.