Riverview Mobile Home Park: mobile home park in Waterford, California
Unofficial page — independent directory built from the California state registry, updated August 2026.
Run this park? Correct anything on this page free — no card, no account.
A 17-space mobile home park in Waterford, CA. The park runs its own regulated water system, so it — not a city utility — supplies and is accountable for the water at each lot.
This isn't a flood-zone property — FEMA's map has it in zone X, outside the special hazard area. The surrounding town is well wired: about 100% of homes can reach 100/20 Mbps. The nearest basics run 8–10 miles, a real but manageable drive rather than a walk. At 17 spaces, this mobilehome park is a fair-sized operation to run water and rent billing across.
- Size
- 17 spaces · 71th largest of 96 in Stanislaus County (median 40)
- Size vs the state
- Larger than about 16% of California's registered parks
- Rent nearby
- 2-bedroom fair market rent $1,758/mo (HUD FY 2026)
- Flood zone
- N/A — outside the mapped floodplain
- Wildfire risk
- Higher than 92% of U.S. counties (USFS, county-wide)
- Tornadoes
- 13 recorded in Stanislaus County since 1950, strongest F2 (NOAA)
- Water
- Own public system (well) · EPA CA0707553
- Nearest
- Grocery 8.2 mi · pharmacy 9.5 mi · clinic 9.3 mi
- School & ER
- Waterford Junior 0.3 mi · Emanuel Medical Center (ER) 9.9 mi
- Internet
- 100% of homes at 100/20 Mbps · fiber 0% · gigabit 31%
- Neighborhood
- Median rent $1,543/mo · median income $71,000 · 4% mobile homes
Distances are straight-line, so the drive is longer. Internet and neighborhood figures describe the surrounding town — and the rent benchmark, wildfire rank, and tornado count the wider county — not this park’s own lots. The fair market rent is apartment-style rent (HUD’s area benchmark), not this park’s lot rent. Rent limits are not legal advice.
Looking for the office number? Their Google Maps listing may have it →
Worth knowing
This park runs its own regulated public water system (EPA id CA0707553), drawing from its own groundwater well. The system reports serving about 126 residents through 45 service connections.
Waterford is a rural community about 15 miles east of Modesto (about 220,000 people). 18 other registered parks lie within about 10 miles.
For residents
- Water billing: if your park submeters water, California bills it at the utility's rate with combined service and admin fees capped (AB 604) — no markup on the water itself. Check the math free with the water submeter calculator, or read the California water-billing guide.
- Paying rent: ask the park office how they take payment. Parks that run on Lot Sidekick hand residents clear, itemized rent and water bills.
- Thinking about moving here? What to ask a park before you rent a lot, and what lot rent covers and how it goes up.
Common questions
How many spaces does Riverview Mobile Home Park have?
Riverview Mobile Home Park has 17 total spaces per the California park registry (as of August 24, 2026).
Is this Riverview Mobile Home Park's official website or phone number?
No. This is Riverview Mobile Home Park's page in the Lot Sidekick park directory, built from the state registry. We're independent of the park and can't take messages for it. The park office hasn't added a public contact here yet; if you own the park, claiming the page (free) lets you add one.
Where is Riverview Mobile Home Park?
13010 Hickman Rd, Waterford, California 95386, in Stanislaus County.
How much is lot rent at Riverview Mobile Home Park?
Riverview Mobile Home Park doesn't publish its lot rent anywhere we could find, and we won't guess at a figure. Call the park office to ask. For scale: HUD's FY 2026 fair market rent for a 2-bedroom rental around Stanislaus County is $1,758/mo — that's apartment-style rent for the area, and lot rent (the ground under a home you own) usually runs well below it. If you run this park, you can add your real lot rent to this page for free.
How much can lot rent go up at Riverview Mobile Home Park?
California has no statewide cap on space-rent increases, but the Mobilehome Residency Law requires 90 days' written notice (Civil Code §798.30), and many California cities add local rent-stabilization ordinances — check your city before assuming there's no cap.
Where does the water at Riverview Mobile Home Park come from?
Riverview Mobile Home Park operates its own public water system, registered with the EPA as CA0707553. That means the park — not a city utility — supplies and is accountable for the water at each lot. You can look up its monitoring and compliance record by that id in the EPA's Safe Drinking Water Information System.
Nearby parks in Stanislaus County
| Park | Distance | Spaces |
|---|---|---|
| Belmont Mobile Home Park | ~0 mi | 12 |
| Newell's Space in the Shade | ~1.2 mi | 49 |
| Riverview Mobile Home Estates | ~5 mi | 169 |
| Cobles Corner | ~5.8 mi | 18 |
| Meadow Lark Mobile Ct | ~6.8 mi | 27 |
Free tools
- Park value & profitability estimator: what a 17-space park earns and what it's worth, at the cap rate you pick.
- Rent increase calculator: the 2026 California cap applied to a 17-space park.
- RUBS calculator: split one master-meter water bill across 17 lots so the pennies add up exactly.
- Water submeter calculator: two meter reads in, an at-cost tenant bill out.
- Notice generator: a clean, printable rent-increase notice with the dates filled in.
- Rent receipt generator: a printable receipt for a cash, check, or money-order payment — two copies to a sheet.
- Prorated rent calculator: the exact first-month charge when someone moves in mid-cycle.
Registry record
| State registry ID | 6872 |
|---|---|
| Registered with | The California Department of Housing and Community Development |
| Listed as | RIVERVIEW MOBILE HOME PARK |
Data from official state registry that may be out of date.
Source: California Department of Housing and Community Development, Permit to Operate registry (gis.hcd.ca.gov), as of August 24, 2026. Counts come from the state's registry and can lag real life. See something out of date? Tell us, or claim the page.
https://lotsidekick.com/parks/california/stanislaus/riverview-mobile-home-park