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Kimball, TN MHP 1841 Main St 10 Unit Mobile Home Park $635,000 ($63,500/Unit) 8.20% Cap Rate Kimball, TN 37347
Investment Highlights
- 10 pad sites with the possibility to put more
- $150,000 recent capex already invested
- 7 park-owned homes, 3 tent-owned homes
- Value-add upside with stabilized in-place income
Executive Summary
Acquire a stabilized, small-format mobile home park with a clear value-add thesis and a strong foundation already in place. This 10-pad community sits on 2.9 acres and offers an attractive blend of park-owned revenue and tenant-owned stability — 7 park-owned homes generating direct rental income alongside 3 tenant-owned homes providing reliable pad rent with zero maintenance obligation.
Capital Work Is Done
Current ownership has deployed approximately $150,000 in capital expenditures over the last three years, meaning an incoming investor steps in with the heavy lifting largely behind them — no immediate capex surprises, just execution.
Identifiable Expense Reduction on Day One
Lawn maintenance has historically averaged approximately $5,100 annually, inflated by recurring storm-related cleanup costs rather than normal operations. A disciplined operator can attack this line item immediately through competitive landscaping contracts, storm-prep protocols, or targeted property improvements — converting excess expense directly into NOI.
Why Mobile Home Parks?
MHP assets continue to attract institutional and private capital alike due to low tenant turnover, affordable housing demand tailwinds, and limited new supply. This offering provides an accessible entry point into the asset class with the operational upside typically found in larger deals.
Capital Work Is Done
Current ownership has deployed approximately $150,000 in capital expenditures over the last three years, meaning an incoming investor steps in with the heavy lifting largely behind them — no immediate capex surprises, just execution.
Identifiable Expense Reduction on Day One
Lawn maintenance has historically averaged approximately $5,100 annually, inflated by recurring storm-related cleanup costs rather than normal operations. A disciplined operator can attack this line item immediately through competitive landscaping contracts, storm-prep protocols, or targeted property improvements — converting excess expense directly into NOI.
Why Mobile Home Parks?
MHP assets continue to attract institutional and private capital alike due to low tenant turnover, affordable housing demand tailwinds, and limited new supply. This offering provides an accessible entry point into the asset class with the operational upside typically found in larger deals.
Financial Summary (Pro Forma - 2026) |
Annual | Annual Per SF |
|---|---|---|
| Gross Rental Income |
$94,530
|
$9.85
|
| Other Income |
-
|
-
|
| Vacancy Loss |
-
|
-
|
| Effective Gross Income |
$94,530
|
$9.85
|
| Taxes |
$1,924
|
$0.20
|
| Operating Expenses |
$29,566
|
$3.08
|
| Total Expenses |
$31,490
|
$3.28
|
| Net Operating Income |
$63,040
|
$6.57
|
Financial Summary (Pro Forma - 2026)
| Gross Rental Income | |
|---|---|
| Annual | $94,530 |
| Annual Per SF | $9.85 |
| Other Income | |
|---|---|
| Annual | - |
| Annual Per SF | - |
| Vacancy Loss | |
|---|---|
| Annual | - |
| Annual Per SF | - |
| Effective Gross Income | |
|---|---|
| Annual | $94,530 |
| Annual Per SF | $9.85 |
| Taxes | |
|---|---|
| Annual | $1,924 |
| Annual Per SF | $0.20 |
| Operating Expenses | |
|---|---|
| Annual | $29,566 |
| Annual Per SF | $3.08 |
| Total Expenses | |
|---|---|
| Annual | $31,490 |
| Annual Per SF | $3.28 |
| Net Operating Income | |
|---|---|
| Annual | $63,040 |
| Annual Per SF | $6.57 |
Property Facts
| Price | $635,000 | Building Class | C |
| Price Per Unit | $63,500 | Lot Size | 2.90 AC |
| Sale Type | Investment | Building Size | 9,600 SF |
| Cap Rate | 8.20% | Average Occupancy | 100% |
| No. Units | 10 | No. Stories | 1 |
| Property Type | Multifamily | Year Built/Renovated | 1996/2025 |
| Property Subtype | Manufactured Housing/Mobile Home | Opportunity Zone |
Yes
|
| Apartment Style | Single-Family Home | ||
| Zoning | C-2 - C-2 zoning (General Commercial) permits a broad range of retail, service, and commercial uses under Kimball, TN municipal guidelines. | ||
| Price | $635,000 |
| Price Per Unit | $63,500 |
| Sale Type | Investment |
| Cap Rate | 8.20% |
| No. Units | 10 |
| Property Type | Multifamily |
| Property Subtype | Manufactured Housing/Mobile Home |
| Apartment Style | Single-Family Home |
| Building Class | C |
| Lot Size | 2.90 AC |
| Building Size | 9,600 SF |
| Average Occupancy | 100% |
| No. Stories | 1 |
| Year Built/Renovated | 1996/2025 |
| Opportunity Zone |
Yes |
| Zoning | C-2 - C-2 zoning (General Commercial) permits a broad range of retail, service, and commercial uses under Kimball, TN municipal guidelines. |
Amenities
Site Amenities
- Trash Pickup - Door to Door
- Wi-Fi
Unit Mix Information
| Description | No. Units | Avg. Rent/Mo | SF |
|---|---|---|---|
| 2+1 | 7 | $725.00 | - |
1 1
Somewhat walkable
20/100
Exceptionally drivable
100/100
Not bikeable
10/100
Property Taxes
| Parcel Number | 119-059.02 | Total Assessment | $64,560 (2025) |
| Land Assessment | $47,040 (2025) | Annual Taxes | $1,924 ($0.20/SF) |
| Improvements Assessment | $17,520 (2025) | Tax Year | 2026 |
Property Taxes
Parcel Number
119-059.02
Land Assessment
$47,040 (2025)
Improvements Assessment
$17,520 (2025)
Total Assessment
$64,560 (2025)
Annual Taxes
$1,924 ($0.20/SF)
Tax Year
2026
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Kimball, TN MHP | 1841 Main St
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