Houston Road MHP (100% TOH)
Mobile Home Park | 8 Pads | $31,250/pad
Marketing description
Located at 6244 Houston Rd in Macon, Georgia, this 8-lot, 100% occupied mobile home park presents a rare opportunity to acquire a stabilized, low-maintenance asset with immediate upside. The property consists entirely of tenant-owned homes (TOH), allowing ownership to benefit from consistent lot rent income while avoiding the operational burden and capital expenditures associated with home ownership.
Each of the eight lots is occupied by long-term residents who maintain their own homes, creating a streamlined ownership model with minimal ongoing responsibilities. The park is serviced by city water and individual septic systems (one per home), further reducing infrastructure complexity and expense exposure.
A unique advantage of the property is the presence of an on-site property manager, who is also a resident and the former owner of the park. This setup provides continuity, oversight, and operational efficiency—making the investment effectively passive for absentee ownership.
With below-market rents and the ability to implement utility reimbursements, the property offers clear and achievable pathways to increase NOI without requiring significant capital investment. This is an ideal opportunity for investors seeking a stable, entry-level asset with built-in upside in a growing Central Georgia market.
What sets this opportunity apart is its dual-exit profile: investors can continue to operate and grow the park through rent increases and utility reimbursements, or capitalize on the site’s frontage and location for future redevelopment. This is not just a covered land play – it is a covered land play with durable, in-place income and clear pathways to increase NOI while holding for future upside.
Investment highlights
- 100% Occupied / Stabilized Asset
- All 8 lots are occupied by tenant-owned homes, providing consistent and predictable income from day one.
- Low Expense, TOH Model
- Tenants own and maintain their homes, significantly reducing landlord exposure to maintenance, repairs, and capital expenditures.
- Immediate NOI Upside (No CapEx Required)Current Structure (Utilities Included): Baseline Income
- Bill Back Utilities at $325 Lot Rent: NOI = $28,747
- Increase to $350 Lot Rent: NOI = $31,147
- Increase to $375 Lot Rent: NOI = $33,547
- Below-Market Rents
- Current lot rents provide a clear path for gradual increases while remaining affordable for tenants.
- Passive Investment ProfileOn-site resident/property manager (former owner) ensures smooth day-to-day operations with minimal owner involvement.
- Simple Infrastructure
- City Water | Septic (1 tank per home)
- Straightforward utility setup with limited complexity and manageable long-term maintenance.
- Entry-Level Investment Opportunity
- Ideal for first-time investors or those looking to scale into mobile home park ownership with a smaller, lower-risk asset.
- Affordable Housing Demand Driver
- Positioned within a market benefiting from strong demand for affordable housing, supporting long-term occupancy and rent growth.
- Dual Strategy: Cash Flow + Redevelopment Upside
- Significant frontage and acreage along a major thoroughfare positions the property for potential future redevelopment, while existing income provides a strong hold strategy.
- Covered Land Play with In-Place Income
- Unlike typical land acquisitions, this asset generates immediate cash flow with additional upside—allowing investors to “get paid to wait” for redevelopment timing.
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