Listing ID : 2437788
Listed On February 12, 2026 25
Listing Updated February 12, 2026
9.57 Acre redevelopment opportunity with existing cash flow!
Here’s a fun project with a lot of upside potential. Priced to sell! GREAT for both first-time and experienced investors! GREAT for owner-operator (live in one and rent the others) or an established portfolio/asset manager.
This offering is for Sterling Vistas Mobile Home Community, a CLOSED 10-Space mobile home park, with ready-to-issue Permit to Operate, and includes a dual-panel billboard with cash flow managed by Sun Advertising LLC.
This was a previously operational 10-unit mobile home community with clubhouse last operated in the late 1990s, but was left in disrepair after the owner passed away. There are no longer any homes on the property and any remaining debris is being cleaned up by the existing owner so that it will be a clean slate for the new buyer! There is a small structure (similar to a carport) remaining on the property that can be used as a storage shed or for parking.
All utilities were present when operational (propane, water, sewer, and electric), but they need to be restored and the condition of existing utilities is unknown. There are some gas and electric meters at some of the spaces. There is an existing septic system/leach field, records with the county indicate it has a 3,000-gallon tank. There is an existing well on site, records with the county indicate the depth for the well is 290 feet. A well inspection has not been completed, but discussions with a local contractor suggest a new well may need to be drilled to a depth of about 500 feet. The park previously used propane. No propane tank remains, but the underground piping is still in place. Electricity service is no longer connected and needs to be restored. PG&E provides electric and natural gas service to this area. Check with PG&E for connection requirements.
The property is located along the major corridor connecting the Los Angeles Metropolitan area with Mammoth, Lake Tahoe, and Reno, NV. The local area has experienced recent growth and is projected to continue growing. It’s located at the base of the Eastern Sierras off HWY 395, two hours north of Los Angeles and less than 30 minutes from Ridgecrest and the Naval Air Weapons Station China Lake. Lone Pine and Independence (Inyo County seat) are located approximately one hour to the north on 395. The land is located in an Opportunity Zone which offers significant tax benefits for long-term capital gains.
The dual-panel billboard is managed by Sun Advertising. They perform all advertising and maintenance services of the billboard and have been the advertiser of this billboard for approximately 50 years. The owner of the property receives a 25% share of advertising revenue, currently about $1,000 a year to the property owner. The current lease with Sun Advertising has 14-years remaining with an automatic extension unless the property owner chooses to cancel.
The mobile home park is registered and regulated by the State of California Department of Housing and Community Development (HCD) (park ID # 14-0065-MP). It is currently in a “closed” status, awaiting a re-opening inspection prior to being issued a new Permit to Operate. Per Inyo County Planning Department, the property has an existing conditional use permit (CUP) for 3 spaces while CA HCD has it registered for 10 spaces. Any additional homes over 10 would require an amended CUP and possible CEQA review prior to HCD approving the additional spaces. Check with the Inyo County planning department for any questions. Buyer is encouraged to investigate and perform all due diligence as needed to their full satisfaction.
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