The Esterson MHC Team is pleased to present Hartwell MHP, a 50-unit mobile home community located in the scenic Lake Hartwell region of northeast Georgia. This stabilized investment opportunity features 7 tenant-owned homes (TOH), 32 rent-to-own (RTO) contracts, and 11 vacant mobile home lots—all contributing to a strong in-place cash flow with scalable upside through infill and rent optimization.

Located in Hartwell, GA, the property benefits from a peaceful suburban setting within close proximity to Lake Hartwell, a popular recreational destination straddling the Georgia–South Carolina border. Hartwell offers a blend of affordability, rural charm, and access to key employment centers across the region, making it attractive for both permanent residents and mobile home renters.

The community includes 50 capitalized units, composed of 7 TOH units and 32 RTO contracts, with 11 vacant lots. There are no park-owned homes (POHs), resulting in low operational complexity and minimal repair burdens. The average RTO rent is $200/month, and infill rents are projected at $550/month based on current market benchmarks. One POH was recently converted to rental status at $650/month, suggesting the ability to push rents further as demand increases.

Based on seller financials, the asset generates approximately $239,207 in gross revenue and $161,800 in NOI, reflecting a 7.2% in-place cap rate. Broker-adjusted P&L projections suggest a path to $349,457 in revenue and $251,111 in NOI, implying an 11.2% pro forma cap rate and a stabilized exit valuation of over $3.3M.

The park operates on public water, sewer, electric, and gas infrastructure—with all utilities directly billed to tenants or reimbursed via billback, ensuring a lean expense structure. Trash is curbside pickup, and the landlord is only responsible for mowing common areas. Roads are gravel and in operational condition.

The Hartwell region continues to attract residents seeking lower housing costs, with steady demand for affordable housing alternatives like mobile homes and RTO units. The area’s proximity to Lake Hartwell and broader northeast Georgia economic activity supports long-term occupancy trends and makes it a reliable submarket for mobile home community investments.

With zero park-owned homes and minimal deferred maintenance, Hartwell MHP offers investors a clean, stabilized asset with upside through pad infill and rental growth. Capital expenditures are estimated at approximately $1,200 per lot, keeping infill costs low while achieving occupancy and income gains.

We are asking investors to submit offers at or above $2,250,000. All offers must include pricing, inspection period, funding source, and appropriate due diligence timelines. Hartwell MHP represents a well-located, low-maintenance investment in a quiet Georgia market, ideal for investors seeking stable returns with straightforward upside and minimal management complexity.