Top Mobile Home Park Investment Opportunities in California: A 2025 Guide

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. NorCal MHC Portfolio – Northern California (Tehama, Glenn, Lake & Sutter Counties)

Price: Call for Price
Lots: 145 MH sites (4 parks: 3 senior 55+ + 1 all-age)
Size: Multiple parcels (acreage not disclosed)
Occupancy: 86.2% portfolio (three parks near full; one offers primary infill upside)
Cap Rate: Not disclosed
Utility Setup: Mixed (new individual utility meters at Walnut Estates; dual-well redundancy at Country Leisure)

This Northern California portfolio delivers immediate scale across four demand corridors, blending stabilized senior (55+) communities with an all‑age family park for demographic diversification and reduced cash flow volatility.

Recent capital improvements de-risk near-term capex: Walnut Estates received full pavement replacement and all-new utility meters in May 2025, while Country Leisure added a secondary well to bolster water reliability and capacity. Portfolio rents average $551 per lot—below prevailing regional market levels—supporting a structured rent optimization strategy.

Minimal park-owned homes reduce management intensity and sustain predictable tenant-paid revenues. With no rent control, upside levers include targeted infill at the under-occupied asset, phased rent adjustments, potential RUBS/utility cost recovery, and expense normalization post-capex. Suitable as a platform acquisition for a regional operator or fund seeking diversified, defensible cash flow with organic growth runway.

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

Price: $2,750,000
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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3. 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.