325 E Cross St, Anderson, IN 46012

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The MHP Value Team is pleased to offer for sale Shady Rest Mobile Home Park, a 24-pad mobile home community located in Anderson, Indiana, within the greater Indianapolis metropolitan area. Seller financing is available with $300,000 down, a 5% interest rate, interest-only payments, and a three-year balloon, providing attractive leverage and strong initial cash flow.

The community is a stable asset currently operating at approximately 66% occupancy and consists of 14 park-owned homes, two tenant-owned homes, one vacant park-owned home, one single-family home, three garages, four sheds, and seven vacant lots with full infrastructure in place. The single-family home is included within the parcel and, if separately parceled, is estimated to have a standalone value in excess of $200,000.Average rents are approximately $305 per lot and $943 for park-owned homes. The property is serviced by city water and sewer. Each home is individually sub-metered for electricity; however, the owner currently pays all electric costs, creating a clear operational inefficiency. Rents are estimated to be $75–$100 below market, providing additional upside.

The investment strategy for this community involves a light, high-impact value-add approach, primarily through the implementation of direct electric billing. With sub-meters already installed, a new owner can shift electric costs to residents with minimal capital investment, resulting in an immediate reduction in operating expenses and a meaningful increase in NOI. Additional upside includes modest rent increases, conversion of park-owned homes to tenant-owned homes to reduce maintenance exposure, and infill of the seven vacant lots.

A new investor has the opportunity to acquire a stabilized, lightly value-add mobile home park with high-impact expense reduction potential, multiple income streams, and strong location fundamentals due to its proximity to Indianapolis, Muncie, and Noblesville. This offering provides attractive long-term cash flow potential in a market supported by regional employment growth and sustained demand for affordable housing.

Important Note to Prospective Buyers from Pace Morby: Congrats to all new members of the Pace Morby “Creative Finance” and “Subto” communities. We appreciate your interest and enthusiasm. Please note that we work exclusively with qualified, verified buyers. Our clients are not seeking first-time purchasers attempting to acquire mobile home parks with no capital investment. We will also not share proprietary Seller information with any intermediaries, including, but not limited to, scouts, “bird dogs,” or third parties.