Property History
Buffalo River MHC presents a textbook value-add opportunity: a 41-pad community in Mountain Home, Arkansas — the retail and healthcare hub of a 250,000-resident lake region — with 29 of 29 occupied pads currently paying $375 lot rent against a $475+ market and 12 vacant pads ready for infill at 3 homes per year through Year 4. Water, sewer, and trash are billed back to tenants on a metered RUBS structure (modeled at 80% recapture in pro forma).
- Embedded Mark-to-Market — $375 → $400 lot rent at close; ramps to $475 at stabilization (+27%)
- 12 Vacant Pads / Infill ROI — 3 homes/year, no horizontal development needed — utilities at the pad
- Day-1 Cash Flow — $98,262 trailing NOI; 7.70% in-place cap on guidance price
- Stabilized Yield — 12.9% Year-4 cap rate; >2x current NOI by Year 4
- City Utilities + RUBS — Water & sewer billed back to tenants — 80% recapture modeled
- Recession-Resistant Market — Baxter Health (#1 employer), retiree base, lake tourism
- MARK-TO-MARKET RENT GROWTH — Current lot rent of $375/mo trails Mountain Home market comps at $425–$500+. Pro forma steps rent to $400 (Year 1) with $25 annual increases through Year 4 stabilization ($475), producing 27% rent growth over hold.
- 12 VACANT PADS — IN-PLACE INFILL — No horizontal development required. Pads are already serviced by city water, sewer, and electric. Modeled at 3 homes/year through Year 4 — conservatively phased, with full pad utilities at the lot line.
- CITY UTILITIES + RUBS RECAPTURE — Water and sewer are billed back to tenants via metered RUBS. Pro forma underwrites 80% recapture (vs. <5% currently) — a $24K+ NOI lift independent of rent growth.
- INSTITUTIONAL ASSET CLASS — Manufactured housing is the lowest-vacancy U.S. residential asset class. Northmarq 1H-2025 reported MHC trades at ~5.9% cap nationally — Buffalo River prices 180bps wide of national average, pre-stabilization.
- RESILIENT SUBMARKET — Mountain Home anchors a 55-mile retiree-driven trade area. Baxter Health (#1 employer), Bass/Ranger/Triton Boats, ASU Mountain Home, and Walmart distribution drive non-cyclical demand.
- WORKFORCE & RETIREE TAILWIND — Baxter County 2025 median HH income of $53,452, 2025–2030 population growth +1.2%, and 50+ median age — the exact demographic profile that drives sticky MHC occupancy.
Buffalo River MHP presents a compelling investment opportunity in the affordable housing sector through the acquisition of a mobile home park asset with built-in value-add potential. Located in the Arkansas-Oklahoma corridor, this 41-site community offers a mix of majority tenant owned and a few park-owned homes, with upside through infill, rent increases, and improved operational management.
The park benefits from public utilities (city water and sewer), strong occupancy levels, and proximity to the Buffalo National River, a significant regional draw. Recent capex includes infrastructure and home improvements, supporting both quality of life and future rent increases. Investors are presented with the opportunity to participate in a recession-resistant asset class with historically low volatility and strong tenant retention.
This offering is ideal for those seeking cash flow, forced appreciation, and the tax advantages associated with real estate.
*Owner is a licensed Real Estate Broker, representing the transaction.
Access the deal room here: https://property.creop.com/43671/index.htm?ticks=638947114710315736
Access the deal room here: https://property.creop.com/43671/index.htm?ticks=638947114710315736
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