Shady Acres Community
14 Unit Fully Occupied MHP | $89,280 NOI | Direct Billed City Utilities | Seller Financing
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The MHP Value Team is pleased to offer for sale Shady Acres Community, a 14-unit mobile home community located in Louisiana Missouri, ~90 minutes north of the St. Louis metropolitan area.
Shady Acres presents investors with the opportunity to acquire a stabilized, cash-flowing asset with an already established tenant base and strong in-place operations. The community is currently 100% occupied and consists of two tenant-owned homes paying $500/M in lot rent, eleven park- owned homes averaging $889/M, and one rent-to-own unit paying $850/M. City water and sewer are direct billed to tenants along with electricity, while dumpster service is included in rents, helping minimize operational complexity and utility exposure. The property generates an in-place NOI of $89,280 and provides investors with 7.93% entry COCR at acquisition, creating an attractive yield without relying on speculative Upside. Shady Acres represents an opportunity to acquire a well- maintained, stabilized mobile home community in a supply- constrained affordable housing sector, offering immediate returns and long-term income growth potential.
Important Note to Prospective Buyers from Pace Morby: Congrats to all new members of the Pace Morby “Creative Finance” and “Subto” communities. We appreciate your interest and enthusiasm. Please note that we work exclusively with qualified, verified buyers. Our clients are not seeking first-time purchasers attempting to acquire mobile home parks with no capital investment. We will also not share proprietary Seller information with any intermediaries, including, but not limited to, scouts, “bird dogs,” or third parties.
Investment highlights
- 100% occupied community offering in-place COCR of 7.93% & an entry NOI of $89,280
- Stabilized tenant base consisting of long- term residents reducing vacancy exposure
- Attractive utility setup with city W/S direct billed to tenants
- Operationally Simple Asset – No significant infill, rehab, or turnaround strategy required to achieve projected returns
- County home values have increased 10% over the past year demonstrating continued appreciation in the surrounding housing market
- Located ~90 minutes away from St Louis MSA
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