Wagon Wheel Estates, a high quality, well-maintained all-age community located in Grass Valley, CA. Featuring 38 home sites. The property provides city water and sewer, with all tenant-paid utilities, gas and electric direct-billed to residents. Water, sewer, and trash are reimbursed by tenants through a flat-rate billing structure. The community has recently completed a PG&E conversion program which include new utility meters, further enhancing operational efficiency and reducing expenses. There is significant upside opportunity in the rents, which average $677/month, while market rents range from $960–$1,050/month. Importantly, there is No local rent control ordinance in Grass Valley, CA. The property includes a total of three park-owned homes which two are currently under renovation will be included in the sale if not sold prior to close of escrow rented at market rate. The community also benefits from an on-site laundry facility equipped with mobile payment technology. Residents enjoy convenient access to everyday retail and dining, with Target, Raley's, and big-box retailers all within 1.5 miles of the property. Located along the Highway 49/I-80 corridor, in the heart of Nevada County the property is 13 miles from Colfax, 24 miles from Auburn, and one hour from Sacramento. Proximity to Lake Tahoe and the broader Sacramento metro area continues to drive housing demand into Nevada County. Benefited from the strong demographics and long-term demand driving Northern California's housing. Grass Valley's, proximity to outdoor recreation, and relative affordability compared to major metro areas continue to attract a diverse resident base across all age groups. Sale subject to 1031 exchange.