California, long known for its soaring real estate prices and tight housing market, presents a unique window of opportunity for investors looking into mobile home parks. As affordable housing options grow increasingly scarce, mobile home parks (MHPs) are proving to be stable, cash-flowing assets with massive value-add potential. For both new investors and seasoned portfolio builders, mobile home parks across California offer promising returns, redevelopment potential, and favorable tenant demand.

Below are standout mobile home park investment listings in California, each with distinct features, price points, and growth potential.

1. Trona Trailer Park – Trona, California

Price: $699,000
Lots: 124
Size: 25 acres
Occupancy: Currently non-operational
Utility Setup: Individually metered (electric, gas, water, septic)

Just south of Death Valley, Trona Trailer Park spans nearly 25 acres and caters to both long-term residents and seasonal adventurers. The community boasts individually metered utilities for all lots, providing operational efficiency and direct tenant billing. A swimming pool and community layout designed for outdoor recreation make it appealing to desert tourists and off-roaders. The property also benefits from parcel-specific tax assessments and ample room for upgrading or repositioning. With the right improvements, this non-operational park could become a thriving income-generating asset.

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2. Sterling Vistas MHP Project – Pearsonville, California

Price: $249,000
Lots: 10 existing (plans for 40)
Size: 10 acres
Utility Setup: Water well, septic, electric nearby
Bonus: Billboard with passive income, Opportunity Zone benefits

This is a rare redevelopment opportunity with a clean slate. Formerly a 10-lot park with a clubhouse, the Pearsonville site is prepped for a 40-lot mobile home community. Preliminary plans and a dedicated website are included in the sale. Located along Highway 395 and only two hours from Los Angeles, this property benefits from commuter accessibility and regional job centers like China Lake Naval Base. With billboard income and Opportunity Zone tax incentives, this investment is ideal for value-driven developers and investors looking to build long-term equity.

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3. Riverside Crossing Mobile Home Park – Los Molinos, California

Price: $2,950,000
Lots: 69 (31 MH, 35 RV, 1 apartment, 1 house, 1 tent site)
Size: 10 acres
Occupancy: 52%
Cap Rate: 8.2% stabilized
Utility Setup: Well water, septic

Located near the Sacramento River and along Interstate 5, Riverside Crossing offers a mixed-use park model with significant upside. With only 52% occupancy, investors can reposition the property through strategic infill and marketing. The site includes diverse revenue streams: mobile homes, RVs, a rental apartment, and a house. Its proximity to Sacramento and Redding ensures steady tenant demand. On-site office infrastructure supports full-time management, and the layout is well-suited for long-term affordable housing or transient workforce lodging.

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4. Morongo Mobile Manor – Morongo Valley, California

Price: $1,400,000
Lots: 21
Occupancy: 100%
Average Lot Rent: $528
Cap Rate: 7.8%
Utility Setup: Electric direct billed, gas and water submetered, septic

Nestled in the scenic Morongo Valley, this fully occupied park boasts below-market rents, creating instant value-add potential. Tenants pay all utilities, minimizing the park’s overhead. The property includes a laundry facility and storage units, enhancing tenant satisfaction and boosting revenue. With low operating costs and a solid tenant base, Morongo Mobile Manor is a turnkey opportunity for investors seeking predictable income and organic rent growth in a desirable area near Joshua Tree and Palm Springs.

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5. Hidden Creek Retreat Park – Pine Grove, California

Price: $599,000
Size: 12.15 acres
Features: 2 mobile homes, permits for 5 RV spots
Bonus: Sutter Creek frontage, gold panning potential, expansion-ready

For investors seeking lifestyle real estate with strong income potential, Hidden Creek offers an exceptional retreat-style mobile and RV park. The property includes two mobile homes, five permitted RV hookups, and plenty of expansion space across 12 scenic acres. Infrastructure includes two wells and water holding tanks. A creek, visible signs of gold, and infrastructure-ready pads open the door for a hybrid model of tiny homes, glamping, or senior retreat living. Ideal for eco-conscious developers or retirees looking to operate a passive income-generating retreat.

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Why California is a Strategic Market for Mobile Home Park Investments

1. High Housing Demand: California's ongoing housing shortage means mobile home parks remain one of the most affordable options for residents across the state.

2. Regulatory Diversity: While some urban areas impose rent controls, many rural and suburban zones allow investors flexibility in setting rents, expanding lots, or converting properties.

3. Value-Add Potential: Several parks listed have below-market rents, low occupancy, or redevelopment opportunities, making them ripe for investor-driven growth strategies.

4. Tax Advantages: Properties in Opportunity Zones or with additional revenue sources (such as billboards) offer long-term income and tax efficiency.

5. Geographic Diversity: From the Mojave Desert to the Sierra foothills, California’s parks attract seasonal renters, retirees, long-term residents, and workers from surrounding industries.

Final Thoughts

Mobile home parks in California offer a compelling mix of cash flow, appreciation, and portfolio diversification. Whether you are looking for a redevelopment project, a stabilized cash cow, or a scenic lifestyle investment, the current inventory on MobileHomeParkStore.com provides a range of options to match your investment goals.

Explore your next opportunity today and take the first step toward building or expanding your portfolio in one of the most resilient segments of California real estate.