Mobile Home Park Details

  • Purchase Method: Cash, New Loan
  • Cap Rate: 10.7%
  • Listing ID: 3401538
  • Posted On: Jul 20, 2023
  • Updated On: May 29, 2024


Investor Highlights:

•City Water & City Sewer!
•No accounts receivable!
•Property is in immaculate condition!
•Recent $65,000 upgrades to trailers & appliances!

All Seasons MHP & Storage is an immaculate 25-pad MHP & Storage facility located on 7.94 acres in Geff, IL. This park was established in the 1980's and was named the 1998 IL MHP of the year. The park is zoned 0060 (improved commercial) and is believed to be in compliance. All of the tenants pay their rent at the local bank and the bank charges $50/month for this service. The park does not have an on-site manager though the ownership believes there are individuals on the premises who would be interested and qualified for this position. The park does have a maintenance man.

The pads at All Seasons MHP average 50' x 132'. There are presently ZERO homes that need to be removed from the property as they are all in solid condition. The majority of the homes in the park are owned by the park. There are currently 19 POH's. Lot #1 is a modular home...the rest of the POH's are all single-wide trailers. The rent on these currently range from $400-$775/month, with the modular home renting for only $600. The POH's range between 1979 and 2018, with the vast majority of the homes being 1990's models. There are presently two tenant owned homes on the property. The pad rental rate for the other TOH is $200/month. There are no vacant trailers and no trailers being held for back taxes. The park utilizes annual leases.

CITY WATER & CITY SEWER!!! The waterlines are primarily PVC and for the most part have been completely replaced. The sewer lines have been mostly replaced as well and are composed of schedule 40 PVC. The electrical pedestals are 100 amp to each pad. Residents are billed directly for their electricity, water, & garbage by their respective providers. The roads are considered to be in solid shape are are primarily asphalt (with a little gravel as well). The park maintains the roads. The tenants are required to mow their own space and the park takes care of the common areas. The park moves snow when needed and occasionally receives assistance from the city of Geff.

All Seasons also has three buildings consisting of 7,680 square feet of storage. One of these buildings is currently rented for RV storage in the amount of $400/month. Another building is a three bay unit and it is rented by an auto mechanic for $300/month. The final buildings consists of 12 mini-storage units that range from $50-150/month.

The park has had a number of recent improvements:

1. All POH's have been largely remodeled.
2. New sewer lines installed.
3. Majority of water lines replaced.

When asked what improvements they would implement if they were to continue to operate the park going forward:

"We have brought all of the POH's to a place where they aren't going to need much work for a long time. The park has been upgraded and will not need much work for years to come. Most of the underground sewer lines have been replaced with schedule 40 PVC. All POH's have been painted. Most POH's have new laminate floors and interior paint, etc."


Jeffersonville is a village in Wayne County, Illinois. The population was 366 at the 2000 census. Although its official name is Jeffersonville, the village is known locally as "Geff", with that spelling appearing on local road signs, the US Post office, and many official documents. "Geff" is pronounced as though it were spelled "Jeff". The name change is said to have been made during the 19th century by the railroad, in order to distinguish the village in Illinois from Jeffersonville, Indiana.

"Geff" is a small farming community in southern Illinois. It is located:

113 miles east of St. Louis
165 miles west of Louisville
187 miles southwest of Indianapolis.

Wayne County is a county located in the U.S. state of Illinois. According to the 2010 census, it had a population of 16,760. Its county seat is Fairfield. It is located in the southern portion of Illinois known locally as "Little Egypt".

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Park Information

Number of MH Lots: 25
Total Occupancy: 84.0 %
Year Built: 1980
Average MH Lot Rent: $200
Size: 8 acre(s)

Financial Information (Actual)

Gross Income: $139,860
Operating Expense: $35,668
Net Operating Income: $104,192
Expense Ratio: 25.5 %

Lot Information

Singlewide Lots: 24
Doublewide Lots: 1

Utility Information

Water: City
Water Paid By: Tenant - Individual Service
Sewer: City

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