Tingley Lake Estates 11800 Tingley Ln 54 Unit Mobile Home Park $3,700,000 ($68,519/Unit) 6.81% Cap Rate Klamath Falls, OR 97603

Tingley Lake Estates is a picturesque, age-restricted (55+) manufactured home community featuring 54 sites across approximately 39.09 acres in Klamath Falls, widely known as “Oregon’s City of Sunshine.” The community is uniquely positioned around Tingley Lake, offering residents a private, tranquil, and nature-oriented setting that enhances long-term tenant appeal and retention. The property consists of 40 manufactured home sites and 14 long-term RV spaces, along with a workshop and dedicated RV storage available to residents. Owners also previously secured permit approval for a 15-site RV expansion.
Current lot rents as of January range from $550 to $590 per month and include water (well), sewer (septic), and garbage service. The community is serviced by four wells, including one potable well reserved for irrigation, with one well replaced in 2022. The septic system was upgraded in 2020. Additional septic tank replacements have also been a part of recent capital improvements to key infrastructure. Electricity is directly billed to residents, while the 14 long-term RV sites operate on $570 monthly leases with sub-metered electricity billed back, offering additional income stability and utility cost control.
Operations are supported by an onsite manager (retiring August 2026) responsible for rent collection, notices, leasing coordination, and day-to-day administrative functions, allowing for efficient oversight and consistent resident management.
Strategically located a short drive from the core amenities of Klamath Falls, the property benefits from proximity to major retail and service providers such as Walmart, Fred Meyer, Home Depot, and Big 5 Sporting Goods, as well as a variety of dining, healthcare, fitness, and entertainment options. The surrounding area is known for its strong recreational appeal, including scenic hiking and mountain biking, multiple golf courses, freshwater fishing, and access to regional attractions such as the Klamath Basin Birding Festival, the oldest birding festival in the United States, and Crater Lake.
With its stable tenant base, recent infrastructure upgrades, utility pass-through structure, and desirable 55+ private lakeside setting, Tingley Lake Estates presents a compelling opportunity for investors seeking durable cash flow, operational efficiency, and long-term value appreciation in a supply-constrained manufactured housing market.