Twin Pines MH & RV Park
$150k Down Seller Finance, City Utilities, Mix-Use Infill Opportunity priced below replacement costs
Marketing description
To download the financials please click on See OM or Due Diligence, sign the confidentiality agreement, and you will have immediate access to the financials. If any questions or concerns please contact Nick McMillan [email protected]
Twin Pines Mobile Home & RV Park is a mixed-use manufactured housing and RV community located in White Hall, Arkansas. Situated on approximately 11 acres with 82 total sites, the property consists of mobile home lots, RV pads, and a vacant single-family residence. The community is offered at a below-replacement-cost basis with a purchase price of $900,000, or approximately $10,976 per site, providing a low-cost entry with multiple value-add opportunities through infill and lease-up.
The acquisition includes favorable seller financing. The existing note holder will allow a buyer to assume the current loan with an outstanding balance of approximately $207,967, with monthly payments of $2,273. The seller will finance the remaining balance with $150,000 cash at closing, structured at 5.0% interest, interest-only payments, and a 5-year balloon. The combined financing represents approximately 83% loan-to-value, with total monthly debt service of $4,726.57.
The community currently includes 4 occupied mobile home lot renters, 2 rent-to-own tenants, 3 occupied RV sites, 42 vacant mobile home sites, 30 vacant RV pads, and a vacant single-family residence. Utilities are direct-billed to tenants, including city water, sewer, trash, and electric, minimizing operating expenses. RV sites operate on month-to-month agreements, providing flexibility for extended-stay or transient use. In-place mobile home lot rents remain below market, offering additional upside.
The business plan focuses on infilling vacant mobile home sites, increasing RV occupancy toward stabilized levels, and leasing the single-family residence for additional income. On-site management is already in place, allowing immediate execution.
With a $10,976 per-site basis, assumable debt, favorable seller financing, direct-billed utilities, and significant vacancy upside, Twin Pines Mobile Home & RV Park presents an opportunity to acquire a mixed-use housing asset with meaningful operational and long-term value potential.
Investment highlights
Below-Replacement Cost Entry: Offered at $900,000 ($10,976 per site) for an 82-site MH & RV community, providing a low-cost basis well below replacement cost.
Favorable Seller Financing Structure: Buyer may assume an existing note with a $207,967 balance and the seller will finance the remainder with $150,000 cash at closing, 5.0% interest, interest-only payments, and a 5-year balloon, resulting in approximately 83% LTV and ~$4,726/month total debt service.
Significant Vacancy & Infill Upside: Currently includes 42 vacant MH sites and 30 vacant RV pads, offering substantial NOI growth through lease-up and infill without reliance on rent compression.
Efficient Utility Structure & Operations: Direct-billed city water, sewer, trash, and electric minimize ownership expenses; on-site management is in place for immediate operational continuity.
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