Whispering Oak Mobile Home Park
30 pad infill deal with seller financing. Well & septic
Marketing description
The MHP Value Team is pleased to present for sale Whispering Oak MHP. a 30-lot mobile home park in Waynesboro, Georgia, offered with seller financing requiring a $215,000 down payment, a 5% interest rate, interest- only payments for the entire term, and a balloon payment at the end of year five, providing an attractive and flexible acquisition structure for a new investor.
The park is served by well and septic and is highly underutilized. Of the 30 total lots, the current occupancy consists of four lot renters paying $321 per month, one occupied park-owned home generating $435 per month, two abandoned tenant-owned homes that can either be demolished or reclaimed through the abandoned-home process and rehabilitated, and 23 vacant lots.
The property is being acquired well below the replacement cost of the underlying infrastructure, creating significant upside through infill without the expense, entitlement risk, or timeline associated with new development. Existing rents are below market and can be increased as homes are brought in and operations are professionalized.
The investment strategy focuses on infilling vacant sites, resolving the abandoned homes, and gradually adjusting rents to market levels, allowing an investor to stabilize the community and materially increase revenue while benefiting from favorable seller-financed terms.
Investment highlights
Significant Infill Opportunity With 23 of the 30 sites currently vacant, investors can rapidly grow occupancy and revenue through a focused infill strategy. Existing infrastructure is in place, allowing new ownership to scale income without the risks and costs of ground-up development.
Immediate Rent Upside Current lot rents sit below market levels, providing the ability to implement rent increases upon acquisition. This offers day-one revenue growth while still maintaining competitive affordability in the local market.
Favorable Seller financing The seller is offering attractive financing terms, 20% down payment, 5% interest rate, all years interest-only payments, with a balloon at the end of year 5 . These terms significantly reduce upfront capital requirements and improve early cash flow.
Clear Path to Stabilization By implementing professional management, infilling vacant lots, and bringing rents to market, the community has a straightforward path to stabilization. This creates an opportunity to transform an underutilized asset into a strong, cash-flowing investment.
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