Featured mobile home park listings highlight opportunities across major value-add and stabilized categories. The current asset group spans high-vacancy turnaround communities in industrial manufacturing hubs, deep-basis infill assets with utility upside, metro infill parks priced below replacement cost, and fully occupied Front Range properties operating with active waiting lists.

Why Infill Velocity and Municipal Utilities Drive Portfolio Returns

Experienced commercial buyers evaluate mobile home parks by assessing the spread between current operational yield and stabilized pro-forma capacity. Value creation typically hinges on two primary operational levers:

Utility Infrastructure Risk: Communities connected to direct municipal water and city sewer lines eliminate private wastewater treatment liabilities, lowering environmental risk and easing institutional agency debt approvals.
Infill and Conversion Economics: Parks carrying substantial vacant pads or park-owned homes allow buyers to enter at a lower cost-per-pad basis. Operators then create equity by repairing existing homes, moving in new inventory, converting rentals to tenant ownership, and implementing utility bill-back programs.

Active Featured Listings on MobileHomeParkStore.com

The following commercial properties represent active investment opportunities across Missouri, Alabama, Ohio, and Colorado:

Property Name	Location	Asking Price	Pad / Site Count	Occupancy	Utility Profile	Listing Status Link
109-Space Missouri MHC	Lebanon, MO	Call for Price	109 Sites	38.5%	City Water / City Sewer	Access Missouri Listing
Hidden Acres MHP	Selma, AL	$2,900,000	200 Capitalized Lots	14.0%	City Water / City Sewer	Access Alabama Listing
Toledo Ohio MHC	Toledo, OH	$2,950,000	125 Total Sites	Infill Opportunity	City Water / City Sewer	Access Ohio Listing
B&B Mobile Home Park	Longmont, CO	Call for Price	60 Total Pads	100.0%	City Water / Private Treatment	Access Colorado Listing

In-Depth Property Underwriting Breakdown

1. 109-Space Missouri MHC with Upside (Lebanon, Missouri)

Located at 530 East Bland Road in Lebanon, Missouri, this 15-acre property provides an active turnaround play supported by a durable industrial employment corridor.

Turnaround Progress: Current ownership has completed primary infrastructure repairs, including water and sewer updates, tree management, removal of obsolete homes, and introductory home infill.
Operational Profile: The park encompasses 109 sites with an average lot rent of $466 per month. Occupancy stands at 38.5%, offering extensive upside through pad re-occupancy and inventory sales.
Underlying Economic Drivers: Lebanon supports a concentrated manufacturing base, anchored by G3 Boats, Copeland, DT Engineering, White River Marine Group, Independent Stave Company, and Mid-America Trailer Manufacturing. The community is connected to municipal water and municipal sewer.

2. Hidden Acres MHP (Selma, Alabama)

Positioned at 4915 U.S. Highway 80 in Selma, Alabama, this 54-acre asset represents an aggressive basis acquisition for experienced operators.

Acquisition Basis: Offered at $2,900,000 across 200 fully capitalized lots, representing a low entry basis of $14,500 per site. Current actual gross income is $185,440 with an actual net operating income of $71,535.
Pad Composition: The property is approved for both manufactured housing and RVs. The site includes 13 tenant-owned homes (averaging $246 per month), 15 occupied park-owned homes (averaging $772 per month combined rent), 17 vacant park-owned homes, and 155 vacant pads ready for infill.
Utility Recapture Catalyst: Operates on public city water and public sewer with an on-site lift pump. Utility bill-back has only been initiated on a fractional basis (3 tenants billed for water, 9 for trash). Rolling out full RUBS across the entire park provides immediate, controllable net operating income gains independent of new leasing.
Market Dynamics: Selma carries a median household income of $33,197 with a 54% renter share. The regional economy is anchored by International Paper's Riverdale Mill, Dallas County's largest employer with roughly 800 workers.

3. Toledo Ohio MHC / Toledo Estates (Toledo, Ohio)

Situated at 3019 Nebraska Avenue in Toledo, Ohio, this 125-site community sits inside an established Midwest metropolitan footprint just two miles from the University of Toledo.

Valuation & Scale: Listed at 2,950,000(23,600 per site) across 17 acres, served entirely by municipal water and city sewer.
Immediate Infill Upside: The property includes 51 vacant homes ready for rehab and occupancy, alongside 39 vacant pads with in-place utility connections ready for home placement.
Rent Growth Spread: Average in-place lot rents sit at $441 per month, representing an 11% discount to the prevailing Toledo MSA benchmark of $505 or higher. Moving current tenants toward market rates while stabilizing vacant units creates a direct path toward margin expansion.

4. B&B Mobile Home Park (Longmont, Colorado)

Located at 29 State Highway 52 in Longmont, Colorado, this 25.32-acre property is situated at the signalized corner of Highway 52 and Weld County Road 1, providing access to Erie, Boulder County, and Interstate 25.

Occupancy & Demand: 100% occupied with zero historical turnover and an active waiting list. The site configuration contains 60 operational pads, split between 39 RV sites and 19 mobile home sites.
Land & Auxiliary Improvements: Divided across two parcels: a 10.07-acre operating parcel containing the pads, utility buildings, and two single-family homes (one renovated manager's home and a secondary 3-bedroom residence), plus an adjoining 15.25-acre parcel with open space, an on-site retention pond, and an owned ground-mount solar system transferred to the buyer at closing.
Utility Infrastructure: Municipal water is supplied via Lefthand Water District, supplemented by two on-site private wells, solar/grid electric power, and an on-site private wastewater treatment facility.

Strategic Investment Comparison

Deep Value-Add Turnarounds (Lebanon, MO & Selma, AL): These assets require active capital expenditure programs for home infill, tree removal, and utility submeter billing. They offer the lowest basis per pad and the highest long-term equity multiples upon operational stabilization.
Metro Infill Plays (Toledo, OH): An urban asset in a stable manufacturing and educational hub. It balances existing cash flow with a straightforward program of home rehabilitation and lot-rent normalization.
Front Range Core Assets (Longmont, CO): Fully stabilized with institutional land-banking value. The presence of additional acreage, commercial solar offsets, and a zero-vacancy market position make it an attractive capital-preservation play.

Frequently Asked Questions

What are the main underwriting differences between municipal sewer and private package treatment plants?

Municipal sewer connections eliminate environmental compliance risk and regular maintenance liabilities, as the municipality maintains the off-site treatment infrastructure. Private treatment plants require dedicated licensed operators, recurring water testing, regulatory permit renewals, and capital reserves for pump and blower replacements.

Why is basis per pad so critical on high-vacancy mobile home park acquisitions?

When purchasing communities with low occupancy (such as 14% to 38%), an investor is primarily buying the land, zoning entitlements, and utility infrastructure. A low entry basis per pad (e.g., under $20,000 per site) leaves adequate capital reserves to purchase, transport, and install manufactured home inventory while keeping total project costs below local replacement thresholds.

What is the advantage of acquiring mobile home parks near major manufacturing plants?

Manufacturing and industrial plants provide steady, shift-based employment for blue-collar households who need detached, single-family living at affordable price points. This drives high demand for lot leases and reduces tenant turnover.