All Seasons MHP & Storage 321 N All Seasons Rd 26 Unit Mobile Home Park $1,350,000 ($51,923/Unit) 12.91% Cap Rate Geff, IL 62842

All Seasons MHP & Storage is an exceptionally well-maintained 25-pad manufactured housing community and storage facility situated on 7.94 acres in Geff, Illinois, a quiet farming community located just minutes from Fairfield in Wayne County. Established in the 1980s, the property earned recognition as the 1998 Illinois Mobile Home Park of the Year, reflecting a long history of strong management and pride of ownership. The park is zoned 0060 (Improved Commercial) and is believed to be in compliance with local zoning regulations. The community features spacious sites averaging approximately 50' x 132', creating an attractive layout with ample room between homes.
The majority of homes in the community are park-owned homes (POHs), with 20 single-wide POHs currently on site. These homes range in model years from 1979 to 2018, with the majority consisting of 1990s-era units. Current rents for the park-owned homes range from $450 to $850 per month depending on the home and condition. Importantly, there are currently no homes on the property that require removal, and the housing stock is considered to be in solid overall condition. The property also includes two tenant-owned homes (both RVs) that pay an average lot rent of $325 per month. Additionally, there is one vacant POH that could be renovated and rented, presenting an opportunity to increase income.
Residents operate under annual leases, and rent collection is handled efficiently through modern digital payment platforms including CashApp, Venmo, and Zelle, with only a small number of checks mailed directly to ownership. Currently, only one tenant is behind on rent, and eviction proceedings are already underway for that tenant. The park also has an on-site manager who receives a $300 monthly reduction in rent in exchange for assisting with maintenance and mowing vacant pads and common areas.
All Seasons MHP benefits from city water and city sewer service, which is a significant infrastructure advantage for a community of this size. The water lines are primarily PVC and have largely been replaced, and the sewer system has also been upgraded with Schedule 40 PVC lines throughout most of the property. Each pad is served by 100-amp electrical pedestals, with residents paying their electricity and garbage directly to their respective utility providers. Ownership currently pays for the water service but has installed Metron water meters and bills back to the tenants.
The roads throughout the community are primarily asphalt with some gravel sections, and they are considered to be in solid overall condition. The park is responsible for maintaining the roads as well as the common areas. Tenants are responsible for mowing their own lots, while the park handles mowing for vacant pads and shared spaces. Snow removal is performed by the park when necessary and is occasionally assisted by the Village of Geff.
In addition to the manufactured housing component, the property includes approximately 7,680 square feet of storage buildings, providing diversified income streams. One building is currently rented for RV storage at $500 per month. Another three-bay building is leased to an auto mechanic for $275 per month, and a commercial building is rented for $500 per month. The property also includes 12 mini-storage units, which currently rent for $50 to $65 per month.
In addition to the manufactured housing component, the property includes approximately 7,680 square feet of storage buildings, providing diversified income streams. One building is currently rented for RV storage at $500 per month. Another three-bay building is leased to an auto mechanic for $275 per month, and a commercial building is rented for $500 per month. The property also includes 12 mini-storage units, which currently rent for $50 to $65 per month.
Ownership has invested significantly in capital improvements since acquiring the property, particularly focused on infrastructure and home renovations. Approximately $30,000 has been invested in plumbing improvements, including replacement of water and sewer lines, and approximately $15,000 has been invested in trailer renovations. These expenses were treated as capital expenditures and were not included in the operating P&L, which should result in reduced maintenance costs moving forward. Additionally, all of the homes have been painted within the past several years, and many have received flooring and appliance upgrades during this same period.
Location:
Jeffersonville is a village in Wayne County, Illinois. The population was 366 at the 2000 census.
Although its official name is Jeffersonville, the village is known locally as "Geff", with that spelling appearing on local road signs, the US Post office, and many official documents. "Geff" is pronounced as though it were spelled "Jeff". The name change is said to have been made during the 19th century by the railroad, in order to distinguish the village in Illinois from Jeffersonville, Indiana.
"Geff" is a small farming community in southern Illinois. It is located:
113 miles east of St. Louis
165 miles west of Louisville
187 miles southwest of Indianapolis.
Geff, Illinois is a small and peaceful rural community located in Wayne County in Southern Illinois, just a short drive from the larger community of Fairfield, which serves as the county seat and provides access to employment, healthcare, schools, and retail services. The area is known for its low crime, strong agricultural economy, and close-knit community atmosphere. Manufactured housing communities in the region benefit from steady demand for affordable housing options in a market where housing supply remains limited.
The median home cost in Geff is $106,600. Home appreciation the last 10 years has been 43.5%. Home Appreciation in Geff is up 11.3%.
Renters make up 13.8% of the Geff population.
The average 1-bedroom unit rents for $530/month.
The average 2-bedroom unit rents for $700/month.
The average 3-bedroom unit rents for $860/month.
The average 4-bedroom unit rents for $970/month.
Geff has an unemployment rate of 5.4%. The US average is 6.0%.
The Median household income of a Geff resident is $48,304 a year.
The US average is $69,021 a year.
Geff has seen the job market decrease by -6.8% over the last year. Future job growth over the next ten years is predicted to be 6.2%, which is lower than the US average of 33.5%.
Geff violent crime is 19.8. (The US average is 22.7)
Geff property crime is 24.3. (The US average is 35.4)
Wayne County is a county located in the U.S. state of Illinois. According to the 2010 census, it had a population of 16,760. Its county seat is Fairfield. It is located in the southern portion of Illinois known locally as "Little Egypt".