Listed by JP Capital Solutions
$1,275,777
Buffalo River Mobile Home Community
Details
Property Type Mobile Home Park
Units 41
Cap Rate 7.70%
NOI $98,262
Occupancy 70.7%
Tenancy Multi
Pro-Forma Cap Rate 12.93%
Pro-Forma NOI $164,896
Class B
Year Built 1970
Acreage 6.800
Zoning Manufactured Home Community
Investment Type Value Add
Mobile Home Park | 7.70% CAP | 41 Pads
Marketing description
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).
Investment highlights
- 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.
Listing Contacts
Listed by JP Capital Solutions
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Loan Amount
$0.00
Annual Debt Service
$--
$--
Annual Cash Flow
$98,262.00
$8,188.50/mo
Valuation Metrics
0
DSCR
7.7%
Cap Rate
7.7%
ROI
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