81-181 Capri Dr., Vicksburg, MS 39180 For Sale

Turnkey, Bite-Size Mobile Home Park with Immediate Upside – Direct-Bill Utilities

Battlefield Mobile Home Park is a stabilized, easy-to-manage community in Vicksburg, MS with strong in-place cash flow and very clear upside in both lot rents and home rents. This is the perfect size for a first-time park buyer or a seasoned operator looking for a high-yield bolt-on in a growing Mississippi market.

Property Highlights

• 14 total pads / 14 occupied currently (although NOI assumes≈93% occupancy)

• NOI = $61,431 (if this were self managed the NOI would go up $9,666)

• 12 park-owned homes plus additional pad(s)

• Average lot rent: ~$213/month

• Average home rent (park-owned): ~$627/month

• All tenants pay their own utilities (direct-bill water, sewer, electric, trash)

• Established tenant base with historically strong collections

Below-Market Rents = Built-In Upside

Current lot rents of about $213 per pad sit below typical lot rents in Mississippi, where many parks are achieving mid-$200s to $300+ per month. There is a straightforward path for a new owner to raise lot rents over time while still remaining very affordable for residents.

At the same time, the average all-in rent of ~$627/month** for park-owned homes is well below many competing 2–3 bedroom rentals in Vicksburg, which often run in the $800–$1,000+ range. This gives you room to gradually increase home rents and still offer one of the most affordable housing options in the area.

Operational Strengths

• Direct-bill utilities keep operating expenses low and NOI strong

• Simple layout and small scale = hands-on owner can run very lean

• Mix of long-term tenants who value the affordability and location

• Opportunity to further professionalize operations, add simple rules/standards, and enhance curb appeal for additional value creation

Investment Story

Battlefield Mobile Home Park offers investors:

• In-place cash flow from Day 1

• Lot rents and home rents that are clearly below market

• A small, manageable footprint in a steady, affordable housing market

• Upside via rent normalization, light exterior improvements, and continued occupancy optimization

This is a classic “cash flow now, value-add later” mobile home park in a market where affordable housing is in demand and replacement cost is far higher than your basis here.

Request the financials and rent roll today and bring your offer – parks at this price point with direct-bill utilities and below-market rents are getting harder to find.