$2M - $100M+ Mobile Home Park / MHP Acquisitions - OneCashOffer Capital Group
Sell your mobile home park, manufactured housing community, or trailer park for cash. OneCashOffer Capital Group acquires mobile home parks nationwide. 30-90 day all-cash close.
OneCashOffer Capital Group operates a dedicated niche-asset acquisitions desk focused on mobile home parks across all 50 states. Mobile home parks are one of the most popular institutional CRE asset classes today, driven by tight affordable-housing supply and stable cash flows. OneCashOffer Capital Group acquires MHPs ranging from small 50-lot family-owned parks to 500+ lot institutional-grade communities. We pay cash and close in 60-90 days, handling utilities transition, tenant communications, and operator relationships.
Typical deal size for our mobile home park acquisitions ranges from $2M to $100M+. Current market cap rates for mobile home parks are 5.5% - 8.5%. We close all-cash with no financing contingency, and our investment committee meets weekly to evaluate niche-asset opportunities. Sellers receive a written letter of intent within 48-72 hours of submitting a property package.
Sell your mobile home park, manufactured housing community, or trailer park for cash.
| Metric | Value |
|---|---|
| Asset Class | Mobile Home Park / MHP |
| Deal Size Range | $2M - $100M+ |
| Typical Cap Rate Range | 5.5% - 8.5% |
| Typical Asset Scale | 50-500+ lots |
| Geographic Coverage | All 50 U.S. States |
| Time from LOI to Closing | 30-90 days |
| Letter of Intent Response | 48-72 hours |
| All-Cash, No Financing Contingency | Yes |
Asset Class Focus. mobile home parks (MHP), manufactured housing communities (MHC), and RV park hybrid properties.
Typical Seller Profile. first-generation family owners (often 20+ year holds) entering retirement, estate dispositions, multi-park operators seeking portfolio liquidity, and bank-foreclosed MHPs.
Key Deal Terms We Track. lot rent (POS - park-owned vs tenant-owned homes), occupancy, expense ratio, water/sewer pass-throughs, infrastructure (city water/sewer vs well/septic), and 5-star vs 3-star quality rating.
Underwriting Drivers. monthly lot rent and rent-growth trajectory, occupancy stability, infrastructure type (city utilities premium, well/septic discount), park-owned-home (POH) revenue, RV/storage add-on revenue, and submarket affordability spread.
Risks We Underwrite. aging tenant base, infrastructure failure (well, septic, electrical), rent-control state risk (CA, NY, OR), zoning vulnerability (rezoning to higher use can displace residents), environmental issues from prior agricultural use, and lot-rent regulation in some municipalities. We adjust our cap-rate and reserve assumptions to reflect each of these factors.
Value-Add Paths. submetering utilities (water, sewer, electric), filling vacant lots with new homes, capex on infrastructure (paving, drainage, electrical), adding RV or storage spaces, and rent-to-market increases over time. Where a clear value-add path exists, our offer reflects our ability to underwrite a higher exit cap rate after improvement.
Regulatory Considerations. state landlord-tenant law specific to MHP, MHIT (manufactured housing) titling, state utility commission oversight for park-provided utilities, ADA compliance for common areas, and local zoning for manufactured housing. We coordinate with niche-specific regulatory counsel for every closing.
Speed. 30-90 day all-cash close. Our investment committee meets weekly.
Certainty. 98%+ close rate on signed PSAs. No financing contingency, no appraisal contingency, no insurance disqualification.
Discretion. NDA-based engagement. No public marketing, no broker e-blasts, no industry publications.
Specialization. Niche-asset desk with operating, regulatory, and environmental expertise specific to mobile home parks. We are not a generic CRE buyer running default assumptions.
Operator Continuity. We can structure transactions to maintain operating-business continuity through professional management, franchise, or operator partnerships.
$2M to $100M+ per asset, with portfolio acquisitions exceeding these ranges in aggregate.
30-90 days from signed PSA. Mobile Home Park / MHP transactions often involve license transfers or environmental due diligence that affect timing.
No. All-cash from committed equity capital. Zero financing, appraisal, or insurance contingency.
Yes. We sign mutual NDAs as a matter of course.
All 50 U.S. states plus DC. We maintain state-specific regulatory and operating expertise.