50005 Bradford Rd, Aguanga, CA 92536

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The MHP Value Team is pleased to present Bradford Run RV Resort, a 64-unit mobile home and RV community on 59 acres in Aguanga, California, roughly 20 minutes from Temecula.

To be clear, this is a development opportunity based on entitlement, not in-place income. The property is permitted for 179 total sites and carries a Conditional Use Permit (CUP) authorizing development of an additional 115 pads. We are underwriting the asset to that CUP — acquiring the land, phasing out the existing RV sites over time, and investing approximately $6.6M to build the community to standard.

In place today: 47 long-term RV tenants at $424/month, 3 storage sites, one monitoring station, and 13 vacant lots with full hook-ups.

The business plan is to redevelop the site under the CUP as a park-model / tiny-home community and sell completed homes at a profit over the hold period — an exit expressly contemplated by the permit. We model roughly 20 home sales per year, with lot rents raised moderately during lease-up to build a captive resident base before stepping to a market rate of $750/month at stabilization.

An investor has the opportunity to acquire an asset in Temecula Valley, one of California's fastest-growing wine regions, where single-family homes run around $700K. That growth has outpaced affordable housing supply, and Bradford Run delivers attainable ownership product into a market that needs it. We project an investor can achieve an IRR of approximately 28%, with the community fully developed and leased by Year 7.

Important Note to Prospective Buyers from Pace Morby: Congrats to all new members of the Pace Morby “Creative Finance” and “Subto” communities. We appreciate your interest and enthusiasm. Please note that we work exclusively with qualified, verified buyers. Our clients are not seeking first-time purchasers attempting to acquire mobile home parks with no capital investment. We will also not share proprietary Seller information with any intermediaries, including, but not limited to, scouts, “bird dogs,” or third parties.