Mobile Village Mobile Home Park
33 Unit Mobile Home Park | City Utilities | 10.45% Cap Rate
Marketing description
Mobile Village is a 33-lot, majority tenant-owned home community located at 1520 E Sheppard Dr in Gladewater, Texas — strategically positioned along the US-80 corridor between Longview and Tyler, two of East Texas' most active employment hubs. The park operates at 90.9% occupancy with a 29% OER driven by a fully tenant-paid utility structure, generating a 2025 NOI of $64,418 on 2025 rents and a T12 NOI of $78,398 following the January 2026 rent increase to $300/month. The property is offered free and clear with majority tenant-owned homes, minimal management overhead, and approved expansion capacity for 7 additional sites. With rents meaningfully below comparable communities and a stable, long-term resident base, Mobile Village presents a straightforward acquisition with immediate income and a clear path to value creation.
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HOW TO PARTICIPATE
- Inquiries should be made by contacting Caleb Jackson at [email protected]
- DO NOT show up to the property unannounced.
- DO NOT speak to staff, residents or owners without written consent from Broker.
- All offers must be submitted in a Letter of Intent format with proof of funds and/or letter from a lender.
- Please review all diligence materials prior to contacting an agent.
Notice to Subto and Creative Finance Communities
To all new members of the Pace Morby “Creative Finance” and “Subto” communities, we appreciate your enthusiasm and interest.
Please note that we work exclusively with verified buyers (and their brokers). To protect our sellers, we do not release proprietary information to intermediaries, scouts, “bird dogs,” or any third parties.
All buyers must contact us directly, complete registration, and sign a Confidentiality Agreement before receiving any property details. Proof of funds may be requested from all interested parties.
Investment highlights
- Below-Market Lot Rent with Immediate Upside: At $300/month, lot rent sits 29% below the lowest comparable community in the submarket at $425/month, with significant additional runway relative to the broader $425–$750/month range across the Longview-Tyler corridor
- Stable In-Place Occupancy: 90.9% physical occupancy with a consistent long-term resident base and virtually no seasonal volatility
- Tenant-Paid Utilities / Low OER: All utilities (electric, water, sewer, trash) billed directly to tenants, producing a 29% OER and clean, predictable cash flow
- Approved Expansion Potential: ~½ acre of undeveloped land with approved capacity for 7 additional sites, offering a direct path to grow income without major infrastructure investment
- Prime Location on the Longview–Tyler Growth Corridor: Situated along US-80 in Gladewater with direct access to East Texas' strongest employment, healthcare, and logistics markets, supporting durable workforce housing demand
Listing Contacts
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