109 River Park Dr, Orangeburg, SC 29118

Garden City Mobile Home Park (MHP) is a 49-pad mobile home community on 10 developed acres in Orangeburg, SC, offering a clear value-add opportunity. The property includes 22 TOH and 1 POH, along with 22 vacant pads that are fully utility-ready and can accept homes immediately. An additional 4 pads have water lines installed and meters set, with septic permits already secured — requiring only septic tank installation to be fully ready for placement. The community is serviced by city water and electric with septic sewer, features improved crush and run roads, 2:1 parking, tenant-paid mowing, added light poles, cleared trees, and sits outside the flood plain. Water lines have been updated where needed, meters are set, impact fees paid, and all pads are positioned for continued infill.

Current rents are $350 per pad, with market rents supporting $400 on new placements, providing mark-to-market upside. The property presents as clean, well-lit, and stabilized. Ownership also acquired a previously landlocked interior parcel, cleared it, installed utilities, paid impact fees, and secured septic permits — creating four additional fully entitled infill lots. With 26 total vacant pads, the next operator has significant expansion potential.

Located in Orangeburg County between Charleston and Columbia with direct access to I-26, the area benefits from strong highway connectivity and growing industrial investment. A new high school is under construction, middle schools are being renovated, and the South Carolina DOT has announced a $630 million I-26 expansion beginning in 2027. Additionally, a $120 million automobile manufacturing facility is under development in the county, further strengthening the regional employment base.

Current ownership focuses solely on new home sales and does not operate rentals, creating a plug-and-play opportunity for investors focused on infill and rental growth. Infrastructure improvements are complete and pads are ready, allowing a new owner to focus on home placements and NOI expansion. Garden City MHP is a repositioned asset with operational improvements in place and clear scalability in a strengthening market.