Mountain View Mobile Home Park is a 46-space, all-age manufactured housing community on 5.20 acres on the west side of Santa Paula in Ventura County. All 46 spaces are occupied and every home is owned by its resident. That means the income is all space rent, and there's no park-owned home inventory to carry or maintain.

Utilities are set up well for an owner. City water and sewer are billed back to residents, with water sub-metered. Southern California Edison and SoCalGas bill residents directly. Trash is the only significant utility the park pays. The community is gated, sits on two parcels (the main park parcel plus a separate egress strip), and has an on-site laundry building.

In-place space rents average $485 a month. Santa Paula's rent stabilization ordinance (Chapter 152) allows an annual increase of 75% of CPI, capped at 7%. The 2026 increase of 2.75% took effect May 1.

The park is within walking distance of grocery, pharmacy and an elementary school. It's minutes from downtown Santa Paula and State Route 126, with the Topatopa foothills as the backdrop.

Offered at $4,600,000 ($100,000 per space). 

Qualified buyers can request the Offering Memorandum and financials by signing a confidentiality agreement.