25433 South Avenue Corning, CA 96021
UPDATED:
Key Details
Property Type Single Family Home, Multi-Family
Sub Type Mixed Use
Listing Status Active
Purchase Type For Sale
MLS Listing ID OC26117144
HOA Y/N No
Year Built 1953
Annual Tax Amount $20,469
Tax Year 2025
Lot Size 8.050 Acres
Property Sub-Type Mixed Use
Property Description
Woodson Bridge RV Park is a 125-site community, located in Corning, Tehama County, CA and offered at $4,799,000. The Property consists of 110 long-term RV/MH sites, 14 transient RV sites, a 2-bed 2-bath site-built residence with 2-car garage, a convenience store, clubhouse, maintenance garage, and common area facilities including bathrooms, showers, and laundry.
The community is currently self-managed by the owner, and generated approximately $650,000 of net operating income in the trailing twelve months. The financial underwriting assumes an increased operating expense load, and reduced income from the convenience store, resulting in current budget net operating income of $482,230. Even at this conservatively underwritten income level, the pricing equates to a 10.05% cap rate.
98 of the 110 long-term RV/MH sites are occupied at an average space rent of $612 per month, with all occupied homes owned by their residents. The 14 transient RV/MH sites generate supplemental income. The Property is HCD permitted for 134 total RV/MH sites (31 MH, 96 RV w/Drain, 7 RV w/o Drain), with 10 sites currently inactive. Additional income is generated from service fees for community facilities, maintenance, guest access, storage, and other ancillary charges. PG&E electricity is submetered and billed back to residents, residents obtain their own propane, and private well water, septic, and trash service are included in the rent.
The Property is currently managed by the owner, who visits the property weekly and receives support from four staff members responsible for the convenience store, check-ins/reception, maintenance, and other daytoday operations. Currently most repairs and maintenance tasks are handled by staff, rather than outside contractors. The Current Budget assumes a transition to third-party off-site management to reduce operational burden of new owner as well as a 100% increase in repairs and maintenance costs.
Woodson Bridge RV Park is strategically positioned to capture both long-term housing demand and seasonal recreational tourism along the Sacramento River. The Property enjoys over 1,000 feet of river frontage, providing scenic views and a natural amenity base that supports both resident retention and daily RV demand.
Location
State CA
County Tehama
Area Pl01 - Tehama County
Interior
Fireplace No
Laundry Common Area
Exterior
Garage Spaces 2.0
Garage Description 2.0
Pool None
Community Features Fishing, Park
Utilities Available Electricity Connected, Propane
Waterfront Description River Front
Total Parking Spaces 2
Private Pool No
Building
Lot Description 16-20 Units/Acre
Story 1
Sewer Shared Septic
Water Well
New Construction No
Others
Senior Community No
Tax ID 079220002000
Security Features Resident Manager
Acceptable Financing Cash, Cash to New Loan, Conventional
Listing Terms Cash, Cash to New Loan, Conventional
Special Listing Condition Standard
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