1000 N 8th St, Fairfield, IA 52556

West Campus Village Mobile Home Park is a 33-pad manufactured housing community located on 3.39 acres in Fairfield, Iowa—a thriving micropolitan city in Jefferson County known for its entrepreneurial energy, strong employment base, and the presence of Maharishi International University. Built in 1980, this well-maintained park combines solid infrastructure, stable occupancy, and meaningful upside through infill of vacant pads. The property is zoned for mobile home park use, sits outside of any flood zone, and provides investors with both immediate cash flow and a clear opportunity to increase income through occupancy growth. The current owner has operated the property for three years and is now repositioning assets, presenting a clean, stabilized acquisition for the next investor.

Fairfield is the county seat of Jefferson County and serves as the regional hub for a population of roughly 17,000 across the surrounding area. The city’s economy is anchored by Maharishi International University (MIU), Cambridge Investment Research, Jefferson County Health Center, Dexter Laundry, and several advanced manufacturing and plastics firms. With an impressive mix of education, manufacturing, healthcare, and financial services, Fairfield’s economy is one of the most diverse and resilient among Iowa’s smaller cities.

The park’s proximity to Maharishi International University—just minutes from campus—positions it favorably for both student and workforce housing demand. As the cost of traditional housing in Iowa’s college towns continues to rise, manufactured housing communities like West Campus Village offer a critical and affordable housing alternative. Fairfield’s combination of steady job creation, strong rental demand, and limited affordable housing stock makes this an appealing market for investors seeking stable, long-term returns.

West Campus Village MHP spans 3.39 acres and includes 33 total pads, with 24 currently occupied. The community is professionally run with both an on-site manager and a maintenance technician, ensuring consistent oversight and upkeep. The park is not located in a flood zone and remains fully zoned for manufactured housing. There are no homes requiring removal, no vacant or abandoned units, and no homes held for back taxes.

The park currently includes two park-owned homes (POH), each renting for an average of $800 per month, with the most recent rent increase implemented on April 1, 2025. The owner holds clear titles to both homes. There are 22 tenant-owned homes (TOH), with an average pad rent of $400 per month, also last raised on April 1, 2025. The remaining vacant pads are ready to accept new homes, allowing the next investor to immediately focus on infill and income growth. Tenants pay rent via Cash App, Zelle, or check, allowing for convenient electronic payment processing.

The community operates on city water and city sewer, both of which are paid by the park. Garbage service is also provided by ownership. The underground water and sewer lines are PVC, providing durability and low maintenance costs. Each pad includes individual electric and gas meters, and tenants are billed directly by utility providers. The electrical pedestals provide 100-amp service, and several have been replaced or upgraded under the current ownership.

The interior road is paved and in good condition, with maintenance handled by the park. Tenants are responsible for mowing their own lots, while ownership maintains the vacant pads and common areas. Snow removal is performed as
necessary, and the community provides off-street parking for all residents.

Since acquiring the property three years ago, the current owner has focused on infrastructure improvements, including upgrading underground plumbing and replacing multiple electrical pedestals. These enhancements have modernized the park’s utility systems and reduced ongoing maintenance requirements. When asked what improvements he would pursue next if continuing ownership, the seller stated simply: “Infill the vacant lots.” This reflects the clear, low-risk upside opportunity for the next owner—achieving full occupancy and maximizing income potential.

West Campus Village MHP offers investors a strong combination of current income, infrastructure stability, and tangible growth potential in a diverse and expanding market. Fairfield’s economy, supported by major employers and a university-driven rental base, provides a stable foundation for continued demand. With city utilities, modern PVC infrastructure, low turnover, and vacant pads ready for infill, the property presents a straightforward path to increased profitability.

For investors seeking a manageable, value-add mobile home community in a vibrant and economically balanced Iowa market, West Campus Village delivers both immediate returns and longterm potential in a well-run, strategically located asset.

There is not an assumable loan for this property. The owner will NOT entertain seller financing or Morby stack offers.

MR. LANDMAN, LLC is a licensed real estate entity in the State of Iowa under LIC#F06199000. Jonathan Fisher is a licensed broker officer in the State of Iowa under LIC#B68919000.

LOCATION:

Fairfield is a city in and the county seat of Jefferson County, Iowa. It has a population of 9,416 people, according to the 2020 census. Fairfield is known as an international center for Transcendental Meditation and is home of Maharishi International University.

The median home cost in Fairfield is $138,300. Home appreciation the last 10 years has been 63.9%. Home Appreciation in Fairfield is up 15.1%.

Renters make up 35.9% of the Fairfield population.

The average 1-bedroom unit rents for $670/month.
The average 2-bedroom unit rents for $880/month.
The average 3-bedroom unit rents for $1,200/month.
The average 4-bedroom unit rents for $1,330/month.

Fairfield has an unemployment rate of 4.3%. The US average is 6.0%.

Future job growth over the next ten years is predicted to be 23.3%, which is lower than the US average of 33.5%.

The Median household income of a Fairfield resident is $43,006 a year. The US average is $69,021 a year.

Fairfield violent crime is 13.1. (The US average is 22.7)
Fairfield property crime is 46.8. (The US average is 35.4)

Here are the ten largest employers in Jefferson County, IA:

•Cambridge Investment Research — 500+
•Jefferson County Health Center — 316
•Fairfield Community School District — 279
•Dexter Laundry — 148
•Cambridge Investment Research Advisors — 245
•Maharishi International University — 139
•Agri-Industrial Plastics — 86
•Overland Sheepskin — 51
•Sky Factory — 35
•Creative Edge Master Shop — 35