321 S Main St - South Main Mobile Home Park 4,320 SF Specialty Building Offered at $890,000 at a 4.04% Cap Rate in Adairsville, GA 30103

DOWNTOWN ADAIRSVILLE MOBILE HOME PARK - TURNKEY VALUE-ADD
Prime Location | Full Infrastructure | Immediate Income + Major Appreciation Upside
CURRENT OPERATIONS:
• 4 tenant-occupied homes generating $4,500/month ($54K annually)
• Average rent: $1,125/home/month
• Current NOI: ~$36,000 (4.0% cap on asking price)
• Professionally managed with established tenant base
VALUE-ADD OPPORTUNITY - FLEXIBLE EXPANSION:
Phase 1 - Quick Income Boost:
• 4 homes on-site requiring light rehab
• Estimated investment: $60K-80K total
• Brings income to $9,000/month immediately
• Low-risk, high-return first step
Phase 2 - Full Build-Out (12 Total Homes):
• 4 vacant pad-ready sites with FULL UTILITIES INSTALLED
• Water, sewer, and electric hookups complete and ready
• Zoning approved for 12 total homes
• All permits in place
EXPANSION STRATEGIES (Investor's Choice):
Strategy A - Park-Owned Homes (POH):
• Bring in quality used or new manufactured homes
• Higher rental income through home + lot rent
• Full control of asset quality and tenant screening
• Stabilized income: $14,000+/month
Strategy B - Tenant-Owned (Minimal CapEx):
• Market to attract tenants who bring their own homes
• Lower capital requirement
• Higher lot rent model ($350-400/month)
• Passive landlord approach
Strategy C - Phased Growth:
• Scale at your own pace - 1-2 homes per year
• Reinvest cash flow from existing homes
• Minimize outside capital requirements
CRITICAL INFRASTRUCTURE VALUE:
? City water & sewer to ALL 12 sites (no septic systems)
? Individual electric meters installed at each pad
? Pad sites prepared with proper drainage and access
? Roads, utilities, and layout 100% complete
? Seller has invested $150K+ in infrastructure - INCLUDED IN PRICE
Most mobile home parks require $30K-50K per pad just for utilities.
This property has ALL infrastructure complete. You're buying below
replacement cost for the infrastructure alone.
LOCATION & APPRECIATION POTENTIAL - THE REAL STORY:
?? EXPLOSIVE GROWTH CORRIDOR:
• Adairsville sits on I-75 between Metro Atlanta and Chattanooga
• Part of the fastest-growing region in North Georgia
• Bartow County population growth: 15%+ over last decade
• Regional employment hubs within 30-mile radius
?? DOWNTOWN REVITALIZATION IN PROGRESS:
• City actively investing in downtown improvements
• New commercial development adjacent to property
• Historic downtown attracting tourism and retail
• Main Street improvements and beautification projects underway
• Property values rising 8-12% annually in downtown corridor
??? MAJOR DEVELOPMENT CATALYSTS:
• New industrial parks and distribution centers along I-75
• Corporate relocations from expensive metros (Atlanta pressure valve)
• Multiple residential subdivisions under construction nearby
• Limited affordable housing supply = pricing power
• Atlanta's housing crisis pushing workers to outlying areas
?? APPRECIATION DRIVERS:
• Downtown Adairsville land values up 35%+ in last 5 years
• Comparable mobile home parks in region selling at 7-9% cap rates
• Institutional investors increasingly active in this market
• Property located on Main Street - prime downtown real estate
• Long-term hold potential: $1.5M-2M+ valuation within 5-7 years
?? STRATEGIC POSITIONING:
• Only mobile home park in downtown Adairsville
• Irreplaceable downtown location - no vacant land available
• Surrounded by commercial development and traffic
• Future rezoning potential for mixed-use development
• Land alone becoming increasingly valuable
LOCATION SPECIFICS:
• Downtown Adairsville - walkable to shops, restaurants, services
• 1 mile to I-75 (Exit 306) - 100,000+ vehicles daily
• 45 minutes to Atlanta Metro (North Perimeter)
• 60 minutes to Chattanooga
• Adjacent to Red Roof Inn and commercial plaza
• Near major employers: Shaw Industries, Anheuser-Busch, Mohawk
FINANCIAL SNAPSHOT:
Current (As-Is):
• Price: $890,000
• NOI: $36,000
• Cap Rate: 4.0%
• Price per occupied unit: $222,500
• Price per potential site: $74,167
• LAND VALUE ALONE: Comparable downtown lots selling for $60K-80K each
Stabilized (12 Homes Operating):
• Projected Income: $14,000/month ($168K/year)
• Projected NOI: $118,000+
• Stabilized Cap Rate: 10-12% (depending on execution)
• Market value stabilized: $1.4M-1.7M (at 7-8% cap)
• Value creation: $500K-800K equity gain potential
Appreciation Scenario (5-Year Hold):
• Conservative 6% annual appreciation: $1.19M
• Market rate 8% annual appreciation: $1.31M
• Plus operational improvements: +$500K
• TOTAL EXIT VALUE: $1.8M-2M+ (100%+ return potential)
WHY THIS DEAL STANDS OUT:
? Day-one cash flow from existing tenants
? Infrastructure 100% complete - no hidden costs
? Multiple expansion paths to fit any investment strategy
? Downtown location with EXPLOSIVE appreciation potential
? Irreplaceable asset - can't replicate this location
? Low execution risk with massive upside
? Perfect timing - riding North Georgia growth wave
? Institutional-quality asset at mom-and-pop price
THIS IS A DOUBLE PLAY:
1. Operational upside: 4% ? 12% cap rate through stabilization
2. Appreciation play: Prime downtown real estate in booming market
IDEAL FOR:
• Experienced mobile home park operators seeking appreciation
• Value-add investors who understand market dynamics
• 1031 exchange buyers (cash flow + equity growth)
• Long-term wealth builders wanting land appreciation
• Family offices and private equity seeking Georgia exposure
Property sold as-is. Detailed financials, rent roll, market comps, and expansion plans available under NDA. Serious inquiries only.