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Clinton MHP 1075 Broad st 17 Unit Mobile Home Park $695,000 ($40,882/Unit) 9.77% Cap Rate Clinton, SC 29325
Investment Highlights
- TOH-Heavy Composition: 16 of 17 pads are tenant-owned homes (TOH), minimizing owner liability, capex exposure, and operational burden.
- City Water & Sewer: Connected to municipal water and sewer, eliminating private well and septic maintenance and capital risk.
- Affordable Housing Demand: Persistent affordability pressure across the Upstate continues to drive workforce renters.
- Tenant-Paid Electricity: Electricity is billed directly to residents, removing utility expense volatility from the owner’s operating statement.
- Greenville MSA Location: Located in the Greenville-Anderson-Greer MSA, the Upstate’s leading growth market.
Executive Summary
Marcus & Millichap is pleased to present Clinton MHP, a 17-pad manufactured housing community located in Clinton, South Carolina. The community consists of 16 tenant-owned homes (TOH) and one park-owned home (POH), offering a buyer the operational efficiency of a TOH-heavy park with the incremental income contribution of a single rental unit.
The property benefits from a tenant-friendly utility structure, with electricity billed directly to residents and water and sewer service provided by the city. This configuration removes utility expense volatility from the owner’s operating statement, eliminates private well and septic capital risk, and materially reduces ongoing maintenance responsibilities relative to private-utility parks.
Clinton MHP presents a light value-add opportunity through pad lease-up, allowing a new owner to drive NOI growth with limited incremental operating cost given the existing infrastructure. The combination of a TOH-heavy composition, tenant-paid utilities, and municipal services makes this an institutional-quality small-park acquisition with a manageable operational footprint.
Clinton is part of the Greenville-Anderson-Greer MSA, the Upstate’s leading growth market, which is projected to surpass one million residents by 2027. The local Laurens County economy is anchored by major employers including CeramTec, Shaw Industries, Sterilite, National Healthcare, and Presbyterian College, supporting consistent workforce housing demand. As affordability pressure continues to drive renters toward manufactured housing communities, Clinton MHP is well-positioned to capture sustained demand.
The property benefits from a tenant-friendly utility structure, with electricity billed directly to residents and water and sewer service provided by the city. This configuration removes utility expense volatility from the owner’s operating statement, eliminates private well and septic capital risk, and materially reduces ongoing maintenance responsibilities relative to private-utility parks.
Clinton MHP presents a light value-add opportunity through pad lease-up, allowing a new owner to drive NOI growth with limited incremental operating cost given the existing infrastructure. The combination of a TOH-heavy composition, tenant-paid utilities, and municipal services makes this an institutional-quality small-park acquisition with a manageable operational footprint.
Clinton is part of the Greenville-Anderson-Greer MSA, the Upstate’s leading growth market, which is projected to surpass one million residents by 2027. The local Laurens County economy is anchored by major employers including CeramTec, Shaw Industries, Sterilite, National Healthcare, and Presbyterian College, supporting consistent workforce housing demand. As affordability pressure continues to drive renters toward manufactured housing communities, Clinton MHP is well-positioned to capture sustained demand.
Data Room Click Here to Access
- Offering Memorandum
- Operating and Financials
Property Facts
| Price | $695,000 | Apartment Style | Single-Family Home |
| Price Per Unit | $40,882 | Building Class | C |
| Sale Type | Investment | Lot Size | 13.94 AC |
| Cap Rate | 9.77% | Building Size | 607,226 SF |
| No. Units | 17 | No. Stories | 1 |
| Property Type | Multifamily | Year Built | 1980 |
| Property Subtype | Manufactured Housing/Mobile Home | ||
| Zoning | Multi-Family - Multi-Family | ||
| Price | $695,000 |
| Price Per Unit | $40,882 |
| Sale Type | Investment |
| Cap Rate | 9.77% |
| No. Units | 17 |
| Property Type | Multifamily |
| Property Subtype | Manufactured Housing/Mobile Home |
| Apartment Style | Single-Family Home |
| Building Class | C |
| Lot Size | 13.94 AC |
| Building Size | 607,226 SF |
| No. Stories | 1 |
| Year Built | 1980 |
| Zoning | Multi-Family - Multi-Family |
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Somewhat walkable
20/100
Exceptionally drivable
90/100
Somewhat bikeable
20/100
Property Taxes
| Parcel Numbers | Improvements Assessment | $840 | |
| Land Assessment | $4,390 | Total Assessment | $5,230 |
Property Taxes
Parcel Numbers
Land Assessment
$4,390
Improvements Assessment
$840
Total Assessment
$5,230
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