11425 Upper Applegate Road, Jacksonville, OR 97530

Bigfoot Acres is a stabilized, cash-flowing mobile home and RV park on 10.19 acres in Southern Oregon's Applegate Valley, about 25 minutes from Medford. Twenty-three income-producing spaces across three tenancy types — 13 park-owned manufactured homes, 5 stick-built residences, and 5 full-hookup RV pads — produce $300,924 of in-place scheduled income ($25,077/month) after recent turnover moved rents substantially into line with current market levels. Twenty of the 23 spaces are leased and current, with three in transition under a seller-funded RV-pad conversion now underway.

The yield is real and drawn from actual operations. At the $1,750,000 offering price, 2025 actual NOI of $219,855 produces a 12.6% trailing cap rate. Even on a fully-loaded institutional basis — layering in third-party management, replacement reserves, and full property insurance — the property still pencils to roughly 11.6%, the conservative figure a non-owner-operator should underwrite to. NOI grew from $197,887 in 2024, a deliberate repositioning year, to $219,855 in 2025, the first fully stabilized year — an 11.1% gain — and the 2026 pro forma simply carries the April 2026 rent roll forward. Both pro forma views (owner-operator and fully-loaded institutional) are laid out line-for-line in the Offering Memorandum so a buyer can underwrite to either basis.

A seller-funded value-add is already in progress. At his own cost, the seller is removing the park's two oldest manufactured homes (spaces #11 and #14) and replacing them with four full-hookup RV pads — taking the park to 25 spaces, adding approximately $5,600 in annual scheduled income that transfers to the buyer, and retiring the two most maintenance-intensive units in the community. It is incremental upside the buyer inherits, not a figure baked into the headline cap rate.

Insurability — the variable that most often stalls older rural-Oregon parks — is already addressed. The seller has placed full traditional property coverage on the park through an A-rated carrier, and the Oregon FAIR Plan path remains open to a buyer at closing, giving more than one route to bind coverage on a community of this vintage. In a market where carriers rarely write older manufactured homes, the hardest diligence item is cleared up front.

The infrastructure has been meaningfully upgraded. Two productive wells carry all-new pressure tanks, the main well has been fully replumbed with new lines to the laundry building and out to the rental spaces, and a 5,000-gallon holding tank — upsized by the current owner with future expansion in mind — serves every unit on the property. Six septic systems serve the site: a dedicated 1,000-gallon two-chamber concrete tank for each of the five stick-built homes, and a 2,500-gallon community tank serving the manufactured homes, RV spaces, and shop. All six were pumped in 2023. No near-term water or septic capital is anticipated in the current configuration.

Because every manufactured and stick-built home is park-owned, ownership controls leasing, maintenance standards, and the pace of renovation — and interiors have been substantially refreshed across most units on turnover, so the rentable stock shows far newer than its build dates suggest. The trade-off, fully disclosed, is that the homes' upkeep and eventual replacement sit with the park rather than with tenants; the Loaded Pro Forma carries a replacement reserve against the age of the stock, and exterior repaint across the older homes is the principal near-term cosmetic item.

There is also a clear, unpriced path to grow. In preliminary conversations with Jackson County, the seller was advised the site could physically accommodate up to 10 additional manufactured-home spaces or up to 20 additional RV spaces. Whether water and septic can support a given expansion would be determined through the County's conditional use permit process, with septic capacity a determination for Oregon DEQ. No entitlements are in place — this is genuine optionality, not committed value, and the current price rests entirely on stabilized in-place income.

The setting carries the demand story. The Applegate Valley is a scenic, supply-constrained rural corridor on the daily route to Applegate Lake and the Applegate Valley Wine Trail, with the Applegate River directly across the road. The tenant base blends year-round Rogue Valley workers — healthcare, education, the trades, and the valley's sizeable hospitality and wine-tourism economy — with seasonal recreation traffic. Affordable-housing vacancy in the corridor runs under 3%, and competing affordable rental inventory is limited, which is what keeps a park like this leased through turnover.

Contact listing broker Christopher Pfau, Coldwell Banker Commercial Professional Group, for additional information and/or questions.

Christopher Pfau

458-220-8881

[email protected]