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Patricia Beattie

patricia@brivio.com +1(415) 286-8292

$1,200,000

Est. payment - /mo

2.35 Acres Lot

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UPDATED:

Key Details

Property Type Manufactured Home

Sub Type Manufactured On Land

Listing Status Active

Purchase Type For Sale

MLS Listing ID OC26096805

HOA Y/N No

Year Built 1961

Annual Tax Amount $6,419

Tax Year 2025

Lot Size 2.350 Acres

Property Sub-Type Manufactured On Land

Property Description

Joshua Mobile Home & RV Park is a 32-site, all-age manufactured housing community located in Boron, within the Antelope Valley region of Eastern Kern County. The property is offered with attractive seller financing for qualified buyers at a price of $1,200,000 (including park-owned homes). The seller will carry $875,000 with a $325,000 down payment, at 2.0% interest-only in year one and 3.0% interest-only for the following two years, over a 3-year term, with a balloon payment due at maturity and no prepayment penalty.

The community is HCD-approved for 32 mobile home sites and features a diverse site mix, including 5 tenant-owned homes, 11 park-owned homes, and 3 RVs and 13 vacant sites. The vacant sites are available for immediate infill, providing significant upside through lease-up and increased occupancy. Comparable properties in the area operate at 90%+ occupancy, while the subject property's historical occupancy has ranged between 75–80%, primarily due to seasonality and contract labor-driven fluctuations.

Joshua Mobile Home & RV Park is served by municipal water and sewer, with submetered gas and electric, and private trash service. The property has been approved for a CPUC utility infrastructure upgrade, expected to begin construction in Q3 or Q4, which will transition utilities to direct billing and improve operational efficiency.

Current average rents are $396/month for tenant-owned mobile homes, $425/month for RV spaces, and $781/month for park-owned homes, with historical occupancy of approximately 75–80% over the past three years. The property includes 11 park-owned homes valued at approximately $20,000 each ($220,000 total), with nine currently tenant occupied generating rents between $650–$950 per month. A rent increase notice was issued on May 1, 2026, for two tenant-owned homes, increasing rents from $291 to $325.

Boron is a strategically located workforce community along State Route 58, with demand supported by Rio Tinto Borax, Edwards Air Force Base, and Mojave Air and Space Port. Limited housing supply and strong demand for affordable housing position Joshua Mobile Home & RV Park as a value-add investment opportunity, with potential upside through lease-up, rent growth, utility infrastructure upgrades, and operational efficiencies.

Please do not visit, drive through, call, or disturb the property or its residents without prior approval from the listing broker.

Location

State CA

County Kern

Area Born - Boron

Interior

Fireplace No

Laundry Common Area

Exterior

Pool None

Community Features Rural

Utilities Available Electricity Connected, Natural Gas Connected, Sewer Connected, Water Connected

Private Pool No

Building

Lot Description 11-15 Units/Acre

Story 1

Sewer Public Sewer

Water Public

New Construction No

Others

Senior Community No

Tax ID 23109029006

Acceptable Financing Cash, Cash to New Loan, Conventional

Listing Terms Cash, Cash to New Loan, Conventional

Special Listing Condition Standard

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Listed by Tim Ryan Avine Real Estate tim@avinerealestate.com, DRE #02097345

Nearby School & Business

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Patricia Beattie

+1(415) 286-8292

Broker | License ID: 01405369

Broker License ID: 01405369

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26611 Nudgent St Boron, CA 93516

Patricia Beattie

Key Details

Location

Interior

Exterior

Building

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Nearby School & Business

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