Sonora MHP | 6.43% Cap | $500K in POH Included + Additional Development Potential Parcel

Description
Hemingway’s Retreat is a 13-unit all-age MHP located in Sonora, California, nestled in the foothills of Tuolumne County along the Yosemite National Park corridor. The property includes $500,000 in park-owned homes (POHs) along with an additional development parcel included in the sale. It features a diverse unit mix of 9 park-owned homes, 3 tenant-owned homes, and 1 single-family residence, creating multiple income streams and providing stable in-place cash flow. Positioned in a supply-constrained market, the asset benefits from strong demand driven by both local housing needs and tourism activity.

Recent capital improvements have been completed, with additional underway, including a utility conversion program fully funded by current ownership and now underway. This transition to direct-billed utilities is expected to reduce operating expenses and improve efficiency.

Hemingway’s Retreat presents a compelling value-add opportunity for investors seeking immediate yield with clear upside in a strong, high-barrier California market. Strategically located in the foothills of Tuolumne County. Hemingway’s Retreat is approximately 60 minutes from Yosemite National Park, 1 hour from Modesto, and 2 hours from Sacramento, providing strong accessibility to both tourism demand and major Central Valley population centers.

Investment highlights
Utility Conversion in Progress: Transition to direct-billed electric and gas will reduce expenses and increase NOI

Future Development Potential (Included Parcel): Sale includes a ±2.1-acre vacant parcel zoned R-3 & O, supporting potential future expansion or alternative residential uses (buyer to verify)

Strong In-Place Cash Flow: $73,916 NOI at 6.43% cap rate

Below-Market Rents: Ability to increase rents over time within rent control guidelines

Diverse Income Mix: POH, MH lots, and SFR reduce revenue concentration risk

Yosemite Gateway Location: Tourism and housing demand support long-term occupancy 60 Minutes to Yosemite National Park

Utilities Overview

Water: Owner-paid

Sewer: Billed back

Electricity: Billed Back (metered)

Trash: Billed back

Gas: Tenant-paid (direct with utility provider)