Town & Country Village
104-Unit MHP & Storage Park in Ruston, LA — Seller Financing Available
Marketing description
Town & Country Village MHP & Storage sits on 13.04 acres in Lincoln Parish, just outside Ruston, LA. Built in 1985 and family-owned since 2010, it's a stabilized, income-producing 63-site manufactured housing community paired with a 40-unit self-storage operation and a commercial unit — a rare combination of steady cash flow with multiple paths to grow it further.
The community is already at 87.3% MH occupancy, with 28 lot rent tenants (avg $228/month) and 27 park-owned homes (avg total rent $725/month), on lots that accommodate 60' homes, 20 of which can hold 80' homes. Storage sits at 65% occupancy across 40 units, and the on-site commercial unit adds a fourth income stream most parks this size lack.
The strategy is straightforward: lease up the remaining vacant lots and storage units, and push lot rents toward ownership's stated $275+ market rate — upside requiring no new construction or major capex.
A new investor can take this down on exceptional terms: the Seller is offering 25% down with interest-only payments at 3.5% for four years, keeping debt service light while the buyer executes the lease-up and rent-growth plan.
Investment highlights
- Stabilized with immediate upside — 87.3% MH occupancy, $200,844 current NOI, 6.69% cap rate, with a clear path to double-digit returns.
- Four income streams — lot rent, POHs, storage, and a commercial unit in one asset
- Below-market rents — $228/month average vs. $275+ market, no capex needed to capture it.
- Storage upside — 40 units at just 65% occupancy, ready to lease now.
- Vacant lot infill — 8 empty lots with infrastructure already in place, ready for tenant-owned homes with no site development needed.
- Exceptional financing — 25% down, interest-only at 3.5% for four years.
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