Mobile Home Park Details

  • Purchase Method: Cash, Seller Financing, New Loan
  • Cap Rate: 9.7%
  • Listing ID: 4237036
  • Posted On: Jan 4, 2024
  • Updated On: May 29, 2024

Description

The Decatur, IL MHP Portfolio is a portfolio of four parks. Three of the parks are located in Decatur, and the other park is located in a neighboring town, Niantic. The four parks have a combined 110 pads. Out of the 110 pads there are 71 tenant occupied (36 TOH, 29 POH, 6 RTO), and 39 vacancies (18 vacant pads & 21 vacant POH's). The current owner has owned these parks for approximately eight years. The parks are all believed to have been developed in the 1950's and 1960's. The parks currently have a manager who will not be moving forward in that position. The owner has identified greeter & maintenance candidates for each park in the portfolio.

This portfolio offers tremendous upside for seasoned operators by:

• Reeling in expenses (Parks are currently operating at 50% expense ratio)
• Adding water meters and back-billing for water & sewer
• Converting older POH's into TOH's or RTO's to minimize labor/repair expense
• Infilling vacant units
• Raising pad rental rates to market values

Harrison MHC is a 43-pad park on 4.51 acres. Of the 43-pads in the park, 27-pads are occupied by tenants (63% occupied). Here is the breakdown on pads in this park (15 POH, 11 TOH, 8 Vacant Pads, 8 Vacant POH, & 1 RTO). The pads in the park vary in size (35 pads are 60 x 40; 5 pads are 60 x 30; 3 pads are 50 x 50). One of the trailers needs to be removed (possibly more depending upon your business model). Five of the POH's are double-wide trailers. The majority of the POH's have titles. The park is on city water & city sewer! The park pays for garbage collection. The pipes are clay & galvanized. The majority of the electrical pedestals are 100-amps (but a few are still 60-amp). The park does not have water meters. The park pays for water and the tenants pay for all of the other utilities directly. The road is concrete and considered to be in "fair to poor" condition (requires annual cold patch work). The tenants have annual leases. The tenants currently pay their rent by physical collection. This park also has a shed onsite.

Southwest MHC is a 29-pad park on 3.09 acres. Of the 29-pads in the park, 22-pads are occupied by tenants (76% occupied). Here is the breakdown on pads in this park (4 POH, 15 TOH, 2 Vacant Pads, 5 Vacant POH, & 3 RTO's). The pads in the park vary in size (23 pads are 55 x 25, 1 pad is 80 x 25, 3 pads are 50 x 55, and 2 are 50 x 40 (SFR's). One of the trailers needs to be removed (possibly more depending upon your business model). The majority of the POH's have titles. The park is on city water & city sewer! The park pays for garbage collection. The pipes are clay and galvanized. The electrical pedestals are 100-amp. The park does not have water meters. The park pays for water and the tenants pay for all of the other utilities directly. The road is concrete and considered to be in "fair to poor" condition (requires annual cold patch work). The tenants have annual leases. The tenants currently pay their rent by physical collection. This park also has laundry facilities.

Decatur MHC is a 18-pad park on 17.25 acres. Of the 18-pads in the park, 8-pads are occupied by tenants (44% occupied). Here is the breakdown on pads in this park (4 POH, 4 TOH, 9 Vacant Pads, & 1 Vacant POH). The pads in the park vary in size (3 pads are 80 x 30, 2 pads are 70 x 30, 5 pads are 65 x 30, 6 pads are 45 x 30, & 6 pads are potential 80 x 32 lots). None of the trailers need to be removed from the park. The park has all of the titles to the POH's. The park is on well water & septic. The park pays for garbage collection. The pipes are black poly & PVC. The electrical pedestals are 100-amp. The park does not have water meters. The tenants pay for their own electric & gas directly. The road is gravel and considered to be in "fair" condition. The tenants have annual leases. The tenants currently pay their rent by physical collection. This park also has a shed onsite.

Niantic MHC is a 20-pad park on 4.90 acres in neighboring Niantic, IL. Of the 20-pads in the park, 14-pads are occupied by tenants (70% occupied). Here is the breakdown on pads in this park (6 POH, 6 TOH, 2 Vacant Pads, 4 Vacant POH's, & 2 RTO's). The pads are all very spacious (all are 80 x 50 or larger). None of the trailers need to be removed from the park. The park has the majority of titles to the POH's. The park is on city water & city sewer! The park pays for garbage collection. The pipes are clay & black poly. The electrical pedestals are 100-amp. The park does not have water meters. The park pays for water and the tenants pay for all of the other utilities directly. The road is concrete and is considered to be in "fair to poor" condition (requires annual cold patch work). The tenants have annual leases. The tenants currently pay their rent by physical collection. This park also has a shed onsite.

Location

Decatur is the largest city and the county seat of Macon County in the U.S. state of Illinois, with a population of 70,522 as of the 2020 Census. The city was founded in 1829 and is situated along the Sangamon River and Lake Decatur in Central Illinois. Decatur is the seventeenth-most populous city in Illinois. The city is home to Millikin University and Richland Community College. Decatur has an economy based on industrial and agricultural commodity processing and production, including the North American headquarters of agricultural conglomerate Archer Daniels Midland, international agribusiness Tate & Lyle's largest corn-processing plant, and the designing and manufacturing facilities for Caterpillar Inc.'s wheel-tractor scrapers, compactors, large wheel loaders, mining class motor grader, off-highway trucks, and large mining trucks.

Decatur has production facilities for Caterpillar, Archer Daniels Midland, Mueller Co., and Primient (previously Tate & Lyle, A. E. Staley). Caterpillar Inc. has one of its largest manufacturing plants in the U.S. in Decatur. This plant produces Caterpillar's off highway trucks, wheel-tractor scrapers, compactors, large wheel loaders, mining-class motorgraders, and their ultra-class mining trucks. Archer Daniels Midland processes corn and soybeans, Mueller produces water distribution products and Tate & Lyle processes corn in Decatur.

Decatur has been ranked third in the nation as an Emerging Logistics and Distribution Center by Business Facilities: The Location Advisor, and was named a Top 25 Trade City by Global Trade. In 2013 the Economic Development Corporation of Decatur & Macon County established the Midwest Inland Port, a multi-modal transportation hub with market proximity to 95 million customers in a 500-mile radius. The port includes the Archer Daniels Midland intermodal container ramp, the two class I railroads that service the ramp and the city, five major roadways and the Decatur Airport. The Midwest Inland Port also has a foreign trade zone and customs clearing, and the area is both an enterprise zone and tax increment financing district.

Decatur has seen the job market increase by 1.7% over the last year. Future job growth over the next ten years is predicted to be 22.5%, which is lower than the US average of 33.5%.

The median home cost in Decatur is $83,400. Home appreciation the last 10 years has been 33.9%. Decatur has seen an increase in its appreciation rate over the past year with an increase of 10.25%, which is higher than the US House 1-year appreciation rate of 8.27%.

The average one-way commute in Decatur takes 16.5 minutes. That's shorter than the US average of 26.4 minutes.

As mentioned earlier, Decatur has a thriving manufacturing industry.

Here is a list of the ten largest employers in Decatur:
• Archer Daniels Midland (4,000 employees)
• Caterpillar Inc. (3,150 employees)
• Decatur Memorial Hospital (1,903 employees)
• Decatur Public Schools (1,752 employees)
• HSHS St. Mary's Hospital (930 employees)
• Akorn Incorporated (600 employees)
• Millikin University (600 employees)
• Primient (600 employees)
• Mueller Co. (585 employees)
• The Kelly Group (575 employees)

Amenities

  • Laundromat
  • Storage
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Park Information

Community Type: All Age
Number of MH Lots: 110
Total Occupancy: 65.0 %
Year Built: 1960
Size: 30 acre(s)

Financial Information (Actual)

Gross Income: $241,407
Operating Expense: $125,797
Net Operating Income: $125,758
Expense Ratio: 52.1 %

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