American Valley MHP

American Valley
Mobile Home Park

QUINCY, CA
OFFERING MEMORANDUM
American Valley Mobile Home Park
QUINCY, CA
CONFIDENTIALITY AND DISCLAIMER
The information contained in the following Marketing Brochure is proprietary and strictly confidential. It is intended to be
reviewed only by the party receiving it from Marcus & Millichap and should not be made available to any other person or
entity without the written consent of Marcus & Millichap. This Marketing Brochure has been prepared to provide summary,
unverified information to prospective purchasers, and to establish only a preliminary level of interest in the subject property.
The information contained herein is not a substitute for a thorough due diligence investigation. Marcus & Millichap has not
made any investigation, and makes no warranty or representation, with respect to the income or expenses for the subject
property, the future projected financial performance of the property, the size and square footage of the property and
improvements, the presence or absence of contaminating substances, PCB's or asbestos, the compliance with State and Federal
regulations, the physical condition of the improvements thereon, or the financial condition or business prospects of any tenant,
or any tenant’s plans or intentions to continue its occupancy of the subject property. The information contained in this
Marketing Brochure has been obtained from sources we believe to be reliable; however, Marcus & Millichap has not verified,
and will not verify, any of the information contained herein, nor has Marcus & Millichap conducted any investigation
regarding these matters and makes no warranty or representation whatsoever regarding the accuracy or completeness of the
information provided. All potential buyers must take appropriate measures to verify all of the information set forth herein.
NON-ENDORSEMENT NOTICE
Marcus & Millichap is not affiliated with, sponsored by, or endorsed by any commercial tenant or lessee identified in this
marketing package. The presence of any corporation’s logo or name is not intended to indicate or imply affiliation with, or
sponsorship or endorsement by, said corporation of Marcus & Millichap, its affiliates or subsidiaries, or any agent, product,
service, or commercial listing of Marcus & Millichap, and is solely included for the purpose of providing tenant lessee
information about this listing to prospective customers.
ALL PROPERTY SHOWINGS ARE BY APPOINTMENT ONLY. PLEASE CONSULT YOUR

MARCUS & MILLICHAP AGENT FOR MORE DETAILS.
TABLE OF CONTENTS
Section 1 PRICING AND FINANCIAL ANALYSIS
Section 2 PROPERTY DESCRIPTION
Section 3 RECENT SALES

QUINCY, CA PRICING AND FINANCIAL ANALYSIS
FINANCIAL OVERVIEW
Location Annualized Operating Data
179 Lawrence Street
Quincy, CA 95971 Income Current
Gross Potential Rent $183,516
Price $1,135,000 Other Income $51,705
Down Payment 100.0% / $1,135,000 Gross Potential Income $235,221
Effective Gross Income $235,221
Number of Spaces 48
Less: Expenses $161,275
Price/Space $23,646
Net Operating Income $73,946
CAP Rate - Current 6.52%
Net Cash Flow Before Debt $73,946
GRM - Current 6.18
Net Cash Flow After Debt Service 6.5% / $73,946
Year Built 1965
Lot Size 3.75 Acres
Spaces/Acre 12.8
Type of Ownership Fee Simple
Expenses
Real Estate Taxes $12,120
Insurance $7,280
Salaries $31,075
Propane $1,825
Electric $12,930
Water $10,350
Trash $21,460
Sewer $27,890
Trash Dump $1,020
Total Utilities $75,475
Repairs & Maintenance $13,760
Licenses & Permits $970
Office Supply $650
Telephone $1,650
Payroll Tax $4,800
Workers' Comp. $6,580
Billing Service $1,370
Total Other Expenses $5,545
TOTAL EXPENSES $161,275
EXPENSES/SPACE $3,360
Scheduled Income % of EGI 68.6%
No. of Space Current Monthly

48 Mobile Home $417 - $448 $15,293
48 Total $15,293
This information has been secured from sources we believe to be reliable, but we make no representations or warranties, expressed or implied, as to
the accuracy of the information. References to square footage or age are approximate. Buyer must verify the information and bears all risk for any
inaccuracies. Marcus & Millichap is a trademark of Marcus & Millichap Real Estate Investment Services, Inc. © 2018 Z0020295 Marcus & 1
Millichap. All rights reserved.
INCOME & EXPENSES
Total Number of Spaces: 48
Per
Income Current Space
GROSS POTENTIAL RENT $183,516 $3,823
Other Income
Laundry Income $820 $17
Storage Income $1,255 $26
Rent Increase $8,100 $169
Late Fees/NSF Fees $1,075 $22
Utility Income
Electric $3,635 $76
Trash $18,750 $391
Sewer $18,070 $376
Total Other Income $51,705 $1,077
GROSS POTENTIAL INCOME $235,221 $4,900
EFFECTIVE GROSS INCOME $235,221 $4,900
Total Expenses $161,275 $3,360

% of EGI 68.6%
NET OPERATING INCOME $73,946 $1,541
EXPENSES
Per
Current Space
Real Estate Taxes $12,120 $253
Insurance $7,280 $152
Salaries $31,075 $647
Utilities
Propane $1,825 $38
Electric $12,930 $269
Water $10,350 $216
Trash $21,460 $447
Sewer $27,890 $581
Trash Dump $1,020 $21
Total Utilities $75,475 $1,572
Repairs & Maintenance $13,760 $287
Licenses & Permits $970 $20
Office Supply $650 $14
Telephone $1,650 $34
Payroll Tax $4,800 $100
Workers' Comp. $6,580 $137
Billing Service $1,370 $29
Tree Trimming $2,050 $43
Payroll Fees $1,380 $29
HCD Fees $480 $10
Credit Check $420 $9
Property Taxes for Park Owned Homes $1,150 $24
Landscape Supplies $65 $1
TOTAL EXPENSES $161,275 $3,360
% of EGI 68.6%
RENT ROLL
Space Space Space

Number Type Rent
1 Mobile Home $317
2 Mobile Home $340
3 Mobile Home VACANT $0
4 Mobile Home $340
5 Mobile Home $341
6 Mobile Home PARK OWNED $340
7 Mobile Home $327
8 Mobile Home $323
10 Mobile Home $211
11 Mobile Home $293
12 Mobile Home VACANT $0
13 Mobile Home $250
16 Mobile Home PARK OWNED MANAGER $0
17 Mobile Home $328
19 Mobile Home $321
20 Mobile Home $343
22 Mobile Home $338
23 Mobile Home $293
24 Mobile Home $327
25 Mobile Home $340
26 Mobile Home $338
27 Mobile Home $340
28 Mobile Home $318
30 Mobile Home $321
31 Mobile Home $328
32 Mobile Home $343
33 Mobile Home $328
34 Mobile Home $338
RENT ROLL
Space Space Space
Number Type Rent
35 Mobile Home $318

36 Mobile Home $310
37 Mobile Home $309
40 Mobile Home $321
41 Mobile Home $328
43 Mobile Home $340
C4 Cottage $400
C5 Cottage $400
C6 Cottage $383
C7 Cottage $425
C8 Cottage $400
C9 Cottage $383
C10 Cottage $448
C11 Cottage $401
C12 Cottage $401
48 Total Occupied $15,293

Total Vacant $0
48 TOTAL $15,293
QUINCY, CA PROPERTY DESCRIPTION
INVESTMENT OVERVIEW
Investment Highlights
■ All Age Community
■ No Rent Control
■ Serviced by City Water and Sewer
■ On-Site Management in Place
■ Centrally Located
■ Low Price per Space
■ Nestled in the Sierra Nevada Mountains
American Valley Mobile Home Park is an all ages community located in Quincy, California. The community consists of 41
spaces and 10 cottages. Each cottage is a one-bedroom/one-bath. The lot size of the property totals 3.75 acres and yields a
density of 11 spaces per acre.
Nestled against the western slope of the Sierra Nevada Mountain range, Quincy, the Plumas County seat is tucked at the
edge of the lush American Valley. Quincy, being the largest community in Plumas County, with a population of only about
5,000, is located midway between Oroville and Reno on all-weather Scenic Byway - State Route 70, at the top of the Feather
River Canyon.
The community is serviced by city water and city sewer. Gas and electric are directly billed to the residents while water,
sewer, and trash fees are currently paid by the owner and included in the rent.
The park has significant upside with a current vacancy rate of 19%. On top of the purchase price of the mobile home park
the seven park owned homes are valued at $198,000 and there is one note worth approximately $4,781. This total of
$202,781 shall be negotiated at the time of purchase between Buyer and Seller and shall be passed through escrow to Buyer
at Close of Escrow.
A new owner will enjoy no rent control, an all community, vacancy upside, management in place, city water/sewer, and a
steady return.
PROPERTY SUMMARY
The Offering
Property American Valley Mobile Home Park
Property Address 179 Lawrence Street
Quincy, CA 95971
Type of Park Family
Rental Agreement Month-to-Month
Current Home Size Breakdown Mix
Rent Control None
Assessor's Parcel Number 115-031-034
Site Description
Number of Spaces 48
Vacant Spaces 2
Number of Rentals 6
Year Built 1965
Lot Size 3.75 Acres
Type of Ownership Fee Simple
Spaces/Acre 12.8
Parking Paved
Parking Ratio 1:1
Resident Off Street Parking Yes
RV Storage No
Landscaping Mature
Topography Flat
Streets/Drainage Average
Utilities
Paid By Meter Other
Water Landlord
Electric Tenant Direct
Gas Tenant Direct
Sewer Tenant Submetered
Trash Tenant Submetered
Cable TV Tenant Direct
PROPERTY PHOTOS
PROPERTY PHOTOS
PROPERTY PHOTOS
AREA MAPS
Local Map Regional Map
SITE PLAN
QUINCY, CA RECENT SALES
RECENT SALES
179 Lawrence Street
Quincy, CA 95971
No. of Spaces: 48 Price/Space: $23,646

Year Built: 1965 CAP Rate: 6.52%
Offering Price: $1,135,000 GRM: 6.18
Subject Property
1 River Wood Mobile Estates

824 South First Street
Dunsmuir, CA 96025
Close of Escrow: 2018 Price/Space: $32,404

No. of Spaces: 52 CAP Rate: 7.10%
Year Built: 1970 GRM: N/A
Sales Price: $1,685,000
2 Gold Rush MHP

22216 Parrots Ferry Road
Sonora, CA 95370

RECENT SALES
3 Sequoia Rose MHP
313 Sequoia Avenue
Valley Springs, CA 95252

PRICE PER SPACE
Average Price per Space
$44,000
$40,000
$36,000
$32,000
$28,000
$24,000
$20,000
$16,000
$12,000
$8,000
$4,000
$0
Subject River Gold Sequoia
Wood Rush Rose
Mobile MHP MHP
Estates
CAP RATE AND GRM
Average Cap Rate
7.00
6.00
5.00
4.00
3.00
2.00
1.00
0.00
Subject River Gold Sequoia
Wood Rush Rose
Mobile MHP MHP
Estates
RECENT SALES MAP

1) River Wood Mobile Estates
2) Gold Rush MHP
3) Sequoia Rose MHP
QUINCY, CA
OFFERING MEMORANDUM
Andrew Whinery
First Vice President Investments
San Francisco Office
License: CA: 01482964
Tel: (415) 625-2190
Fax: (415) 963-3010
andrew.whinery@marcusmillichap.com
www.marcusmillichap.com/AndrewWhinery
Offices Throughout the U.S. and Canada

www.MarcusMillichap.com

American Valley MHP

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American Valley

Mobile Home Park

CONFIDENTIALITY AND DISCLAIMER

ALL PROPERTY SHOWINGS ARE BY APPOINTMENT ONLY. PLEASE CONSULT YOUR

Section 1 PRICING AND FINANCIAL ANALYSIS

Section 2 PROPERTY DESCRIPTION

Section 3 RECENT SALES

No. of Space Current Monthly

INCOME & EXPENSES

Total Number of Spaces: 48

Total Other Income $51,705 $1,077

GROSS POTENTIAL INCOME $235,221 $4,900

EFFECTIVE GROSS INCOME $235,221 $4,900

Total Expenses $161,275 $3,360

NET OPERATING INCOME $73,946 $1,541

Space Space Space

35 Mobile Home $318

48 Total Occupied $15,293

■ All Age Community

■ Serviced by City Water and Sewer

■ On-Site Management in Place

■ Low Price per Space

■ Nestled in the Sierra Nevada Mountains

Local Map Regional Map

No. of Spaces: 48 Price/Space: $23,646

1 River Wood Mobile Estates

Close of Escrow: 2018 Price/Space: $32,404

2 Gold Rush MHP

Close of Escrow: 2017 Price/Space: $27,869

Close of Escrow: 2018 Price/Space: $43,333

PRICE PER SPACE

Average Price per Space

CAP RATE AND GRM

Average Cap Rate

RECENT SALES MAP

American Valley Mobile Home Park

Offices Throughout the U.S. and Canada

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