Shady Nest Mobile Home Park

Value-Add Mobile Home Park Investment

This offering presents a 20-site mobile home park with existing infrastructure in place, including 14 mobile homes, one block cottage, and a fully upgraded utility pump house. The asset is being offered at an early stage of repositioning, providing investors the opportunity to execute a clear, multi-layered value‑add strategy and capture meaningful forced appreciation.

Core Value-Add Opportunities

1. Unit Renovation and Lease-Up
Currently, only four units are occupied, allowing a new owner to complete renovations and stabilize the park with minimal tenant displacement. Existing mobile homes can be renovated through interior upgrades, deep cleaning, and cosmetic improvements, enabling rents to be raised toward market levels. Comparable parks in the immediate area report monthly rents of $900–$1,400, supporting substantial rent growth as units are brought online.

2. Infill and Site Optimization
The park is approved for 20 total sites, creating the opportunity to add park model trailers or replacement homes to underutilized pads. This infill strategy allows investors to increase unit count and net operating income without acquiring additional land, significantly improving overall yield and exit valuation.

3. Operational Upside
Operating expenses are currently low, estimated at approximately $1,200 per month, and can be further optimized through professional management, standardized leasing, and improved utility oversight. The upgraded pump house reduces near-term capital risk and supports long-term operational stability.

4. Exterior and Curb Appeal Enhancements
If the property is not sold prior to March, ownership plans to initiate broader capital improvements, including deep cleaning, new entrance fencing, and landscaping enhancements. These upgrades are expected to materially improve tenant quality, reduce vacancy time, and support higher rents.

5. Market-Driven Demand Growth
The park benefits from strong local demand drivers. Major retail and services are located within four miles, and Dura Stress Concrete, a large local employer, is situated less than 0.5 miles away, creating consistent demand for workforce housing. Additionally, adjacent parks offer boat slip access to the North Chain of Lakes, enhancing lifestyle appeal within the submarket.

Financial Upside

At stabilization, assuming 20 rental units plus the cottage at an average rent of $1,000 per month, projected gross annual income is approximately $264,000. Based on current expense estimates, this supports a projected gross cap rate of approximately 31%. During the renovation and lease-up phase, the asset is expected to operate at an estimated 18% gross cap rate, depending on capital expenditures.

This investment is well-suited for operators and investors seeking high cash flow, scalable NOI growth, and long-term hold or refinance potential through disciplined execution of a defined value-add plan.

Seller Financing (If requested)

50% down payment
10% interest, interest-only
One-year term with balloon payment at maturity