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Completed Equity
Mobile Home Park
Mobile Home Park Fund VI
Multiple Locations
INVESTMENT STRATEGY
INVESTMENT TYPE
Equity
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100% funded
Offered By MHP Funds, LLC.
16.0%* TARGET IRR 15.0%-17.0%
8.0%* TARGET AVG CASH ON CASH
* TARGET EQUITY MULTIPLE
Estimated Hold Period 5 to 10 years
Estimated First Distribution
*Please carefully review the Disclaimers section below, including regarding Sponsor’s assumptions and target returns
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Project Summary
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Explore this Project
Overview
Investment Highlights
Experienced sponsor who owns over 145 parks and 15,600 lots in 22 states
Sponsor’s 9th mobile home park fund
High demand for affordable housing
Management
Cumulative Distributions

MHP Funds, LLC.

The principals of MHP Funds, LLC ("MHPF") and their affiliated companies are estimated to be one of the top 10 largest mobile home park owners in the country, with over 145 parks and 15,600 lots in 22 states. The principals have a 20-year track record of success in the mobile home park industry, and have more than 55 years of combined real estate investing experience. They have long established relationships with key market participants such as banks, insurance companies, real estate agents and brokers, and they are able to source attractive investments through their own popular MHPF listing websites.  Their extensive experience in both the ownership and operation of mobile home parks makes them uniquely situated to quickly assess investments, determine their risks, evaluate possible turn-around plans and analyze future growth potential.  They have established, proven systems for handling all aspects of mobile home park investing, and their backgrounds and relationships help them identify properties that minimize investment risk and maximize cash on cash returns for investors.

MHPF has developed a set of stringent acquisition criteria that addresses both strong cash flow from day one and adding value to each mobile home park through various means such as increasing rental rates and occupancy, reducing expenses, and improving the quality of the community. The overall objective for each property is to provide an excellent return on investment for both the principals and investors, while at the same time providing every resident with a safe and affordable place to live.

The principals of MHPF are recognized as industry leaders, highly regarded educators, and consultants, having authored books and written articles on mobile home parks, conducted mobile home park "boot camps" and educational seminars, and served as mentors and advisors to other mobile home park investors. They have also developed some of the most respected websites dedicated to the MHPF and RV park industries.  

Performance of Prior Funds

Principals of MHPF have a strong track record in mobile home park investing that spans two decades. Since 2010, they have raised more than $77 million from private investors for eight similarly structured funds with an additional $50 million targeted for AHCF 6. However, as with any investment, past performance is no guarantee of future results. 

  1. MHPS Alumni, LLC ("Alumni 1"): This fund was fully subscribed in May 2010. A total of $2 million of investor capital was raised and used to purchase 437 spaces in five parks located in Colorado, Nebraska, Kansas, and Wisconsin. To date, three parks have been sold (La Junta, CO; Crete, NE; and Black River Falls, WI) and two additional parks were purchased (a portion of Elsmere, KY, and a park in Platteville, WI). 
  2. MHPS Alumni 2, LLC ("Alumni 2"): This fund was fully subscribed in October 2010. A total of $2 million of investor capital was raised and used to purchase all or portions of 595 spaces in five parks located in Illinois, North Dakota, and Oklahoma. In addition, the fund has purchased a portion of a park in Elsmere, KY. 
  3. MHPS Alumni 3, LLC ("Alumni 3"): This fund was fully subscribed in June 2011. A total of $3 million of investor capital was raised and used to purchase all or portions of 985 spaces in 12 parks in Iowa, Minnesota, Wisconsin, Texas, North Dakota, Massachusetts, and Colorado. To date, two parks have been sold (New Braunfels, TX and Eau Clair, WI) and a portion of a park in Elsmere, KY has been purchased. 
  4. Affordable Housing Community Fund 1, LLC ("AHCF 1"): This fund was fully subscribed in February 2012. A total of $5 million of investor capital was raised and used to purchase all or portions of over 1,700 spaces in 18 parks in Nebraska, Illinois, Kansas, Colorado, Minnesota, Iowa, Texas, and Kentucky. 
  5. Affordable Housing Community Fund 2, LLC ("AHCF 2"): This fund was fully subscribed in October 2012. A total of $10 million of investor capital was raised and used to purchase all or portions of almost 2,100 spaces in 16 parks in Iowa, South Carolina, Oklahoma, Illinois, Kansas, Wisconsin, and Nebraska. 
  6. Affordable Housing Community Fund 3, LLC ("AHCF 3"): This fund was fully subscribed in July 2013. A total of $10 million of investor capital was raised to purchase all or portions of over 2,000 spaces in 18 parks in states such as Washington, North Dakota, Texas, Indiana, Missouri, Illinois, and Nebraska.
  7. Affordable Housing Community Fund 4, LLC ("AHCF 4"): This fund was fully subscribed at the end of July 2014. A total of $20 million of investor capital was raised to purchase all or portions of 4,000 spaces in 41 parks in states such as Wisconsin, Texas, Iowa, Indiana, Missouri, Illinois, Michigan, Nebraska, Minnesota, Kansas, South Carolina, North Dakota, New Mexico and Colorado.
  8. Affordable Housing Community Fund 5, LLC ("AHCF 5"): This fund was fully subscribed at the end of May 2015. Since its launch, AHCF 5 ​now owns all or portions of 4,700 spaces in 37 parks in 16 states (additional parks were still being acquired at the time of this snapshot). 

Prior Funds Snapshot (As of May 31st, 2015)*

PARAMETER ALUMNI 1 ALUMNI 2 ALUMNI 3 AHCF 1 AHCF 2 AHCF 3 AHCF 4 AHCF 5**
Date Fully Subscribed May 2010 Oct. 2010 June 2011 Feb. 2012 Oct. 2012 July 2013 July 2014 May 2015
Investor Capital Raised ($) $2,000,000 $2,014,500 $3,000,000 $5,000,000 $10,000,000 $10,000,000 $20,000,000 $25,000,000
Investor Capital Returned ($) $450,000 $0 $150,000 $0 $0 $0 $0 N/A
Unreturned Investor Capital ($) $1,550,000 $2,014,500 $2,850,000 $5,000,000 $10,000,000 $10,000,000 $20,000,000 N/A
Current Number of Parks Owned (Fully or Partially) 4 5 9 15 13 14 41 37
Current Number of Mobile Home Park Lots (Ownership % Adjusted) 372 492 502 780 1,192 1,109 2,690 2,551
Estimated Current Occupancy (%) 88% 85% 78% 84% 89% 84% 76% 73%

Historical Investor Distributions (As of May 31st, 2015)***

DATE OF DISTRIBUTION TYPE ALUMNI 1 ALUMNI 2 ALUMNI 3 AHCF 1 AHCF 2 AHCF 3 AHCF 4 AHCF 5
2010 Q3 Distribution 12.2%              
2010 Q4 Distribution 12.8%              
2011 Q1 Distribution 10.0% 10.0%            
2011 Q2 Distribution 10.0% 10.0%            
2011 Q3 Distribution 10.0% 10.0% 10.0%          
2011 Q4 Distribution
Capital Return
10.0%
10.0%
10.0% 10.0%          
2012 Q1 Distribution 11.1% 10.0% 10.0% 10.0%        
2012 Q2 Distribution 11.1% 10.0% 10.0% 10.0%        
2012 Q3 Distribution 13.3% 10.0% 10.0% 10.0%        
2012 Q4 Distribution
Capital Return
10.0%
13.9%
10.0% 10.0% 10.0% 10.0%      
2013 Q1 Distribution 11.6% 10.0% 10.0% 10.0% 10.0%      
2013 Q2 Distribution 10.1% 10.0% 10.0% 10.0% 10.0%      
2013 Q3 Distribution 10.0% 10.0% 10.0% 10.0% 10.0% 10.0%    
2013 Q4 Distribution 10.0% 10.0% 10.0% 10.0% 10.0% 10.0%    
2014 Q1 Distribution 12.6% 10.0% 10.0% 10.0% 10.0% 10.0% 10.0%  
2014 Q2 Distribution
Capital Return
12.6% 11.5% 12.0%
5.0%
10.0% 10.0% 10.0% 10.0%  
2014 Q3 Distribution 11.3% 10.5% 10.0% 10.0% 10.0% 10.0% 10.0%  
2014 Q4 Distribution 10.0% 10.0% 10.7% 10.0% 10.0% 10.0% 10.0%  
2015 Q1 Distribution 10.0% 10.0% 10.0% 10.0% 10.0% 10.0% 10.0% 10.0%
2015 Q2 Distribution 12.5% 12.0% 11.5% 10.0% 10.0% 10.0% 10.0% 10.0%

*As with any investment, past performance is no guarantee of future results. 
** Additional parks were still being acquired at the time of this snapshot​.
***As with any investment, past performance is no guarantee of future results. Distribution %'s are pre-Realty Mogul's fees.   

MHPs Sold Since 2011

The tables below give details on MHPs the Sponsor has sold since 2011. Please note that the Sponsor makes decisions at both the  individual park and the overall fund level, and may make the decision to sell an underperforming park earlier than anticipated  in order to focus time and capital on other parks in the fund to maximize overall fund and investor returns.

Summary of Parks Sold(1)

(1) Average Time Invested is a weighted average using the purchase price

Breakdown of Sold Parks

http://www.mhpfunds.com/
  • Dave Reynolds, President & Partner
  • Frank Rolfe, Vice President & Partner
  • Eric Siragusa, Vice President & Partner
Dave Reynolds, President & Partner

Dave has specialized in the acquisition of mobile home and RV parks for over 20 years, and has managed companies that have owned and operated over 250 parks. Dave currently co-manages multiple MHP investment funds and participates in the ownership and/or management of over 16,000 MHP lots. Dave is owner and CEO of RV Horizons, Inc., which provides property management and accounting services for all of MHPs and lots owned by the investment funds. Dave is a licensed Colorado real estate broker and has been involved in additional MHP transactions in that capacity. He acts as a consultant to other MHP investors and operators, has authored four books on the subject, and has developed several of the most popular websites dedicated to the mobile home industry. Dave has a B.S. in Accounting from Mesa State College, and has completed additional graduate courses in accounting and taxation at Colorado State University.

Frank Rolfe, Vice President & Partner

Frank has been active in all facets of the MHP business for over two decades, where he has managed companies that have owned and operated over 200 MHPs. Frank currently co-manages multiple MHP investment funds and participates in the ownership and/or management of over 16,000 MHP lots. Frank has performed due diligence on hundreds of MHPs for other MHP owners, and is a well-known author and speaker at MHP investing seminars and real estate investment clubs. Since June 2008, Frank has conducted widely attended MHP boot camps. Prior to his MHP business, Frank was the largest private owner of billboards in Dallas/Ft. Worth.

Eric Siragusa, Vice President & Partner

Eric currently co-manages multiple MHP investment funds and participates in the ownership and/or management of over 16,000 MHP lots. Eric has been involved in investor relations, capital raising, and acquisitions including due diligence and underwriting of MHPs. Eric holds a Ph.D. in Electrical Engineering from the University of California at San Diego and has received multiple patents. Since 2008 he has served as President of the of the non-profit North San Diego Real Estate Investors Association, Inc. (NSDREI), one of San Diego's leading real estate education and networking organizations Eric also serves as an educator, mentor and consultant to other real estate investors and professionals. He is blessed with a wonderful wife and two daughters..

Track Record

Business Plan
Property

At A Glance

Investment Type: Semi-Blind Fund
Investment Strategy: Buy and Hold
Property Type Mobile Home Park
Target Fund Size: $50 million 
Guaranteed RM Allocation: $2 million
Hold Period:  5-10 years
Estimated Number of Properties: 40-80 properties
Location: Various - throughout United States
Distributions to Realty Mogul 41, LLC: 10% cumulative, annualized Preferred Return with excess cash flows and appreciation shared 50/50
Projected First Distribution: First distribution projected to occur after the 1st Quarter of 2016
Distribution Schedule: Quarterly
Investor Funding Deadline: October 20, 2015 
Estimated Closing Date: October 30, 2015

Investment Details

The fund objective is to acquire, add value, and reposition under-valued, under-managed, under-performing, and improperly capitalized -- but income-generating -- mobile home parks in the United States. The Sponsor of the fund, MHP Funds ("MHPF"), is looking to assemble a diversified portfolio of cash-flowing mobile home parks to generate income and equity growth.  The exit strategy for this fund is to groom parks to maximize cash flow and appreciation and sell the properties in 1-10 years when the park values have been maximized and market conditions are favorable. ​ 

MHPF will handle all aspects of the investment including identifying the properties to purchase, completing due diligence, and coordinating the closing. MHPF will also be responsible for overseeing the day to day management of the properties, enacting the turnaround plans, handling the accounting, and developing appropriate exit strategies. Investors are projected to receive quarterly updates and quarterly distributions, with the first distribution expected after the first quarter of 2016.

Investment Highlights

  • Experienced Sponsor with Significant Market Presence: The principals of MHPF have an extensive 20-year track record in the mobile home park industry and have more than 55 years of experience in the real estate industry. With over 145 parks and 15,600 lots in 22 states the principals and their affiliated entities are estimated to own and/or manage the 3rd largest number of mobile home parks, and the 6th largest number of mobile home lots in the country(1)
  • High Demand for Affordable Housing: According to the 2008 American Community Survey by the U.S. Census Bureau, 6.6% of all housing units in the United States were mobile homes.​ MHPF believes that the increasing demand for mobile home parks has been driven by a fundamental shift in the U.S. towards creation of lower paying jobs, increased immigration, and increased numbers of retirees downsizing their homes.
  • Minimal Capital Investment and Lower Maintenance Costs: MHPF's primary business plan consists of acquiring mobile home parks and renting the lots to tenants who own their homes. Under this plan, MHPF is primarily responsible for maintaining the land, not the mobile homes on the land.  This strategy serves to limit the required upfront capital investment and reduces ongoing maintenance costs.  This strategy also helps enable the tenants to enjoy the pride of owning their own homes, and since the residents are responsible for maintaining their own homes and lots, MHPF does not project needing any major renovation costs to upgrade facilities to attract customers over time.  This does not, however, preclude MHPF from acquiring mobile homes themselves (with the intent to have the new tenant become the owner) in order to increase the occupancy in a park. 
  • Stable Tenant Base with Limited Rollover: In the typical mobile home park, the resident base usually has an annual income lower than national average. In a study conducted by Foremost Insurance Company, 55% of mobile home owners reported an annual household income less than $30,000.  Due to the high cost of moving a mobile home, which MHPF estimates to be approximately $5,000, tenants are less likely to move and therefore reducing turnover.
  • Ability to Maximize Revenue: MHPF believes that when residents own their homes in a mobile home park, the ability to increase rents or pass-through utility expenses and retain them as residents is much higher.  For example, an effective rental increase of $20 would cost a resident an additional $240 per year.  Compared to the cost of moving the home, this increase is much less.  
  • Limited Competition: MHPF believes the supply of mobile home parks is limited in the U.S. due to high entry costs, adverse regulations, government restrictions, and limited access to water and sewer connections. In many areas of the U.S., it is difficult to obtain the proper zoning and meet all the requirements to build a new community. Once the permits are in place and licenses have been obtained, the curbs, roads, driveways, utilities, and other infrastructure improvements need to be built out, increasing a potential developer's costs.  A potential mobile home park developer also needs to cover the carrying costs until enough homes have been brought into the community to cover expenses.  Furthermore, mobile home parks are often perceived negatively and can meet resistance from nearby homeowners and business owners.
  • Strong Pipeline: MHPF continues to maintain a strong investment pipeline and is able to source transactions through several channels: direct marketing using a large internal database of parks and owners across the country (many of which have not efficiently operated or have improperly capitalized their properties), strong agent and broker relationships, foreclosures, and referrals (often from former attendees of the MHP "Boot Camp" educational seminar held by the principles of the sponsor).  
  • Dislocation in the Capital Markets: MHPF believes that more buyers for mobile home parks have recently entered the market, and although the credit markets have loosened up on higher-priced properties, financing is still often difficult to obtain for properties in need of repositioning.  This has created an opportunity for all-cash purchases coupled with a refinance after the repositioning work is near completion or has been completed. Furthermore, lenders prefer and often demand only seasoned, credible borrowers, which often precludes new entrants from investing in the mobile home park space. 
  • Accelerated Depreciation (Potential Tax Benefit): Mobile home parks have more favorable tax treatment than other investment properties.  As an example, apartment buildings typically have a large portion of their value attributable to the building itself that can be depreciated over a 27.5-year period. However, for mobile home parks, the depreciable costs are typically the roads, water lines, sewer lines, electric poles, and other infrastructure improvements.  Since these are considered land improvements for tax purposes, the IRS allows for them to be depreciated over a much shorter period of 15 years.  This accelerated depreciation over the first 15 years of ownership can be a major tax benefit for some investors.
  • Experienced Property Management with a National Presence: MHPF intends to work with RV Horizons, Inc. ("RVH"), an experienced mobile home park property management firm owned by one of the principals of MHPF, Dave Reynolds, to enact turn-around plans and perform the day-to-day operations for properties acquired by AHCF 6.  RV Horizons employs more than 450 people nationwide with more than 100 managers and supervisors in the field.  The team at RVH includes a corporate office staff, district managers and rehab crews that work with the onsite managers as described below. 
    • Onsite Managers: Each MHP typically has an onsite manager and maintenance personnel. The onsite manager is responsible for record keeping, collecting and depositing rent, property maintenance, showing available lots and homes to prospective residents, enforcing rules and regulations of the community, handling resident problems and questions, and all duties involved with managing the property.
    • Corporate OfficeThe corporate office consists of four departments: Accounting, Corporate Operations, Legal, and Human Resources. There are five full-time Park Relations Coordinators who are in charge of working with District Managers and onsite MHP managers to oversee paperwork, leases and licenses for each MHP, as well as dedicated staff for sales, titles and deposits. There is also a team of four people in the accounts payable and billing departments who ensure payments are reconciled, approved, and made on time.
    • District MangersThere are currently 17 full-time district managers who oversee approximately 10-15 parks each. They are in charge of communications between the corporate office and onsite managers. In addition, they typically make bi-monthly visits (more if necessary) to each property to check on the property and its management. The district managers are also in charge of overseeing rehab crews.
    • Rehab CrewsThere are typically 10 full-time rehabbers on payroll plus at least five (5) independent full-time contractors who travel from park to park and stay approximately two (2) weeks to three (3) months to aid in turnaround after MHPF purchases it.  They also rehab mobile homes which can be sold to future residents.

(1) MHU Top 100 U.S. Manufactured Home Community Owners

Risks and Risk Mitigation*

  • Forward-Looking Statements: Investors should not rely on any forward-looking statements made regarding this opportunity, because such statements are inherently uncertain and involve risks. We use words such as “anticipated,” “projected,” “forecasted,” “estimated,” “prospective,” “believes,” “expects,” ”plans,” “future,” “intends,” “should,” “can,” “could,” “might,” “potential,” “continue,” “may,” “will,” and similar expressions to identify these forward-looking statements.
  • Illiquid Investment - Transfer Restrictions & No Public Market: The transferability of membership interests in Realty Mogul 41, LLC are restricted both by the operating agreement for that entity and by U.S. federal and state securities laws. In general, investors will not be able to sell or transfer their interests. There is also no public market for the investment interests and none is expected to be available in the future. Persons should not invest if they require any of their investment to be liquid. This is particularly important for persons of retirement age, who should plan carefully to assure that their assets last throughout retirement.
  • Management Risk: Investors will be relying solely on the manager of Affordable Housing Community Fund 6, LLC for the execution of its business plan. That manager in turn may rely on other key personnel with relevant experience and knowledge, including contractors and consultants.  Members of Affordable Housing Community Fund 6, LLC (including Realty Mogul 41, LLC) will agree to indemnify the manager in certain circumstances, which may result in a financial burden if any litigation results from the execution of the business plan. While the manager of Affordable Housing Community Fund 6, LLC has significant operating experience, Affordable Housing Community Fund 6, LLC  is a newly formed company and has no operating history or record of performance.   Realty Mogul 41, LLC is pursuing a venture capital strategy through an investment in an operating company that manages and develops real estate; RM Manager, LLC, the manager of Realty Mogul 41, LLC, is expected to be treated as an investment adviser exempt from federal or state registration under this strategy. 
  • Uncertain Distributions: The manager of Affordable Housing Community Fund 6, LLC  cannot offer any assurances that there will be sufficient cash available to make distributions to its members (including Realty Mogul 41, LLC) from either net cash from operations or proceeds from the sale of the asset. That manager, in its discretion, may retain any portion of such funds for property operations or capital improvements. 
  • General Economic and Market Risks: While the Sponsor has conducted significant research to justify the intended rental rates and sales price relative to comparable properties in the market, its best efforts to forecast economic conditions cannot state for certain whether or not investor sentiment and the capital markets will be favorable to the property at the intended disposition date. The real estate market is affected by many factors, such as general economic conditions, the availability of financing, interest rates and other factors, including supply and demand for real estate investments, all of which are beyond the control of the manager of Affordable Housing Community Fund 6, LLC.
  • Concentration Risk:  While MHPF's stated objective is to assemble a diversified portfolio, there can be no assurances that AHCF 6 will not be subject to substantial concentration risk.  The real estate market generally, and MHPF's strategy in particular, may result in certain opportunities representing an outsized proportion of the total fund. For instance, the proposed acquisition of the WI Portfolio represents approximately 42% of the anticipated total fund size of AHCF 6.   The success or failure of this and other transactions may have a correspondingly outsized effect on the rates of return for investors in AHCF 6.  Additionally, there can be no assurances regarding the extent of any correlation among all or any set of the fund's acquisitions.
  • Adverse Market and Economic Conditions: Local conditions in the market of each mobile home park may significantly affect occupancy, rental rates, and the operating performance of each property.  These risks include plant closings, industry slowdowns, and other factors that could potentially affect the local economy. Rent control or rent stabilization laws, or other laws regulating mobile home parks, could also prevent MHPF from raising lot rents or selling mobile homes.  Adverse economic conditions such as increases in property taxes, utilities, compensation for on-site associates and routine maintenance could cause an increase in MHPF's operating expenses, which could potentially negatively affect the fund's financial performance.  MHPF has more than 20 years of experience buying and selling mobile homes, with over 145 mobile home parks and 15,600 lots owned and operated by its affiliates.  The company also undergoes an extensive underwriting process prior to each acquisition.  With their experience and rigorous diligence process, MHPF is able to partially mitigate this risk.
  • Competitive Housing Alternatives: Properties owned by the fund will compete with other housing alternatives to attract residents, including other mobile home parks, condominiums, and single-family homes which are available for rent or sale.  Competitive residential housing in a particular area could affect MHPF's ability to sell its mobile homes, rent its mobile home lots for occupancy, and/or to increase or maintain lot rental rates.  Improvements to each investment property planned by MHPF will be designed to make them more attractive to new and existing occupants, in hopes of creating a competitive advantage as compared to other housing alternatives in the marketplace.

*The above is not intended to be a full discussion of all the risks of this investment. Please see the Risk Factors in the Investor Document Package for a discussion of additional risks.  We recommend that you consult with a Financial Adviser, Attorney, Accountant, and any other professional that can help you to understand and assess the risks associated with any investment opportunity.  All investment involves risk of loss, and therefore cannot be guaranteed.  As with any investment, past performance is no guarantee of future results.

Property Details

Parks Recently Acquired or Targeted for Acquisition
 Park Name Location Status (Est.) Closing Date AHCF 6 Projected Ownership (approx) Purchase Price Total Spaces Occupancy
Horning MHP Fairfield, OH Acquired 9/15/2015 50% $1,000,000 82 100.0%
Green Hills Riverside, MO Under Contract 9/29/2015 50% $1,225,000 52 92.3%
Beloit MHP Beloit, WI Under Contract 10/01/2015 45% $1,465,000 70 82.9%
St Croix Meadows Storage, RV and MHP Houlton, WI Under Contract 10/15/2015 50% $1,300,000 56 87.5%
WI Portfolio (1) Various, WI, MI, MN Under Contract 12/15/2015 70% $137,300,000 5,281 84.3%

(1) A pro forma for this transaction can be found as an attachment on the Financials tab

Based on the characteristics of properties previously purchased by MHPF (2010-2015), and the types of properties MHPF is currently seeing in the market, the investment criteria below outlines the typical profile for a mobile home park property that could be acquired for this fund.

Profile of a Typical MHPF Property
Parameter Approximate Value Sponsor Notes
Price per Lot ($) $18,000
  • Priced close to construction cost
  • Spaces medium sized and larger
Loan-to-Value 70%
  • Enough leverage for meaningful returns but not over-leveraged
Utilities: Water and Sewer City services
  • Avoids large capital expenditure risk
  • Reduces operational costs 
Utilities: Gas and Electric Not master-metered
  • Avoids large capital expenditure risk
  • Reduces operational costs 
Metro Population 10,000 to 2 million+
  • Target larger markets or smaller growth markets with diversified employment
Location Midwest and Great Plains regions
  • Properties in these regions typically meet cash flow and return criteria
Age/Condition of Homes Mix of newer and older, in average to good condition
  • Lowers home repossession risk
Tenant vs. Park-Owned Homes Mostly tenant-owned
  • Lower maintenance, pride of ownership, stable tenant base
Amenities Few to none
  • Lower operational costs
Occupancy 70%+
  • At or near stabilization
Permit Status Only legally permitted
  • Otherwise too much risk
Going-in Cap Rate 8-10%+
  • To help meet investor return goals
Going-in Cash-on Cash (CoC) 10-15%+
  • To help meet investor return goals
Timeframe 5-10 years
  • To maximize park value
Location

MHPF will look to acquire mobile home parks throughout the U.S., with acquisitions generally located in the Midwest and the Great Plains regions. The principals of MHPF (and their affiliated companies) currently own mobile home parks in 22 states, totaling over 145 parks and 15,600 lots.

Photos
Financials
Documents
Offering Documentation
Disclaimers/FAQs
Disclaimers

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