Description

521 West Hatch Road is a 9-unit mobile home and trailer park for sale in the SW Modesto submarket of Modesto, CA. Its mix of trailer spaces and a house gives an investor more than one type of rental accommodation within a single property.

The Property comprises 8 trailers and a 2-bedroom, 1-bath home, with 6,900 SF on 1.86 acres. One unit is available, giving a buyer a specific leasing opportunity alongside the existing tenancy. The site has yard area, private on-site parking and access from West Hatch Road. Trailer #7 is seller-owned and included in the sale. Together, the unit mix and site layout give an operator a straightforward way to manage the park as one holding.

In SW Modesto, the Property sits near West Hatch Road and Dallas Street, east of CA-99 and south of CA-132. Nearby Highway 99 on- and off-ramps connect the site to north-south travel, while schools and shopping areas are close to the residents’ location. That combination matters to an investor because access and everyday destinations are tangible parts of the housing offered here, rather than assumptions about the wider rental market.

The asking price is $600,000, or $86.96 PSF. In-place annual rents are $67,008 per year, with $42,132 in-place NOI and a 7.02% in-place cap rate. Market rents of $76,200 and stabilized NOI of $51,324 frame the leasing opportunity, with an 8.55% stabilized cap rate. The 5.37% cash-on-cash figure gives buyers another measure of the investment alongside the operating income. Review the Offering Materials for the full investment presentation.

Highlights

Investment Opportunity: Mobile Home Park
(8) Trailers + (1) 2-Bed/1-Bath Home
7.02% Cap & 5.37% Cash-on-Cash Return After Stabilized
Stable Income to Produce $67,008 In Annual Rents
±6,900 SF on ±1.856 Acres w/ Ample Yard Area
Private Parking On Site
Access From W Hatch Rd
Long Term Tenants w/ Upside Potential Via Leasing
Easy Access to Highway 99 On/Off Ramps
Requires Little Management or Maintenance From Landlord
Close Proximity to Many Schools and Shopping Areas
Strong Demand for Affordable Housing in Modesto
Steadily Growing Rental Market

Property details

Rent roll Space 1: MH Lot $5,880/yr
Rent roll Space 2: MH Lot $5,880/yr
Rent roll Space 3: MH Lot $5,880/yr
Rent roll Space 4: Vacant
Rent roll Space 5: MH Lot $6,396/yr
Rent roll Space 6: MH Lot $5,880/yr
Rent roll Space 7 (MH + Land): MH Lot $8,100/yr
Rent roll Space 8: MH Lot $6,396/yr
Rent roll Small Home: House 2bed/1bath $16,200/yr
Rent roll total: $60,612/yr
Rent roll average: $7,577
Trailer #7: seller-owned and included with sale
Gross income (2026 current): $67,008
Gross income (proforma): $76,200
Property taxes: $7,200
Insurance: $3,800
Capital reserves & vacancy (10%): $6,401
Management fee: $4,200
Grounds maintenance: $2,500
Septic pumping: $775
Operating expenses: $24,876
Debt coverage ratio: 1.3 current / 1.58 proforma
Pre-tax cash flow: $9,659 current / $18,851 proforma
Total return (yr 1): $17,136 current / $26,328 proforma
Down payment: $180,000
Loan amount: $420,000
Debt service: $32,473/yr ($2,706/mo)
Principal reduction (yr 1): $7,476
Cross streets: W Hatch Rd & Dallas St
Market: Modesto
Location: east of CA-99 and south of CA-132
Land area (description): ±25,900 SF
Population: 18,844 (1 mi), 208,029 (5 mi), 390,534 (10 mi)
Average HH income: $67,250 (1 mi), $88,838 (5 mi), $101,730 (10 mi)
Total households: 4,586 (1 mi), 62,999 (5 mi), 123,922 (10 mi)
Average house value: $314,233 (1 mi), $394,052 (5 mi), $455,633 (10 mi)
Average age: 26.2 (1 mi), 33.5 (5 mi), 35.4 (10 mi)
Conflicting lot area in property description: Approximately 25,900 SF of land; differs from the stated ±1.856-acre lot size
Annual rent-roll total; differs from stated 2026 current rental income: $60,612
Average annual rent shown on rent roll: $7,577