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Town Park MHC 326 Jupiter Venus St 42 Unit Mobile Home Park $1,150,000 ($27,381/Unit) 9.10% Cap Rate Darlington, SC 29532
Investment Highlights
- Existing Cash Flow with Significant Occupancy and Infill Upside
- Community Roads Paved in Early 2026, Reducing Long-Term Capital Needs
- Multiple Distinct Paths to NOI Growth Through Lease-Up, Infill, Rent Growth, and Utility Recovery
- Public Water and Public Sewer
- Robust Regional Demand for Affordable Housing
- Conventional Financing Available – Soft Debt Quote Shared upon Request
Executive Summary
Galanti Realty Partners and Broker of Record Solutions, Inc. are pleased to exclusively present for sale Town Park MHC, a 42-site Manufactured Housing Community located in Darlington, South Carolina, within the Florence MSA. Situated on approximately 10.29 acres, the community offers existing cash flow together with a compelling value-add opportunity driven primarily by occupancy growth, infill, and operational improvements.
Town Park consists of 27 park-owned homes, three tenant-owned homes, and 12 vacant home sites. The property's existing and efficient configuration provides an investor with multiple paths to increase revenue and NOI, including the renovation and lease-up of existing vacant park-owned homes, the acquisition and installation of used manufactured homes on vacant sites, and future rental rate growth. In-place park-owned home rents remain below projected market levels, providing additional potential upside as homes turn and the community continues to stabilize.
The community is served by public water and public sewer and features paved roads completed in early 2026, reducing significant infrastructure capital requirements. An additional opportunity exists to install individual water submeters and implement tenant water and sewer reimbursements, potentially improving utility recovery and operating margins.
Town Park represents an opportunity to acquire a cash-flowing manufactured housing community with a clearly identifiable path to increased occupancy and NOI. Through the lease-up of existing vacant homes, infill of vacant sites, continued rent growth, and improved utility recovery, a purchaser has the opportunity to materially improve the property's operating performance and long-term value.
PRIMARY CONTACT
Galanti Realty Partners
Joey Galanti, Broker
1050 Charleston Trace
Roswell, GA 3007
Firm License #: GA, 80388
Broker License #: GA, 387756
404-542-6368
joey@galantirealty.com
www.galantirealty.com
SECONDARY CONTACT
Londonderry Partners
Andy Barkan, Broker
850 Piedmont Ave NE, #3325
Atlanta, GA 30308
Firm License #: GA, 82985
Broker License #: GA, 295582
404-808-0691
andybarkan@gmail.com
SC BROKER OF RECORD
Broker of Record Solutions, Inc.
Alex Everest, Broker
1201 W Peachtree St NW, #2300
Atlanta, GA 30309
Firm License #: SC, 125368
Broker License #: SC, 125368
404-713-8008
alex@mybrokerofrecord.com
www.mybrokerofrecord.com
Town Park consists of 27 park-owned homes, three tenant-owned homes, and 12 vacant home sites. The property's existing and efficient configuration provides an investor with multiple paths to increase revenue and NOI, including the renovation and lease-up of existing vacant park-owned homes, the acquisition and installation of used manufactured homes on vacant sites, and future rental rate growth. In-place park-owned home rents remain below projected market levels, providing additional potential upside as homes turn and the community continues to stabilize.
The community is served by public water and public sewer and features paved roads completed in early 2026, reducing significant infrastructure capital requirements. An additional opportunity exists to install individual water submeters and implement tenant water and sewer reimbursements, potentially improving utility recovery and operating margins.
Town Park represents an opportunity to acquire a cash-flowing manufactured housing community with a clearly identifiable path to increased occupancy and NOI. Through the lease-up of existing vacant homes, infill of vacant sites, continued rent growth, and improved utility recovery, a purchaser has the opportunity to materially improve the property's operating performance and long-term value.
PRIMARY CONTACT
Galanti Realty Partners
Joey Galanti, Broker
1050 Charleston Trace
Roswell, GA 3007
Firm License #: GA, 80388
Broker License #: GA, 387756
404-542-6368
joey@galantirealty.com
www.galantirealty.com
SECONDARY CONTACT
Londonderry Partners
Andy Barkan, Broker
850 Piedmont Ave NE, #3325
Atlanta, GA 30308
Firm License #: GA, 82985
Broker License #: GA, 295582
404-808-0691
andybarkan@gmail.com
SC BROKER OF RECORD
Broker of Record Solutions, Inc.
Alex Everest, Broker
1201 W Peachtree St NW, #2300
Atlanta, GA 30309
Firm License #: SC, 125368
Broker License #: SC, 125368
404-713-8008
alex@mybrokerofrecord.com
www.mybrokerofrecord.com
Financial Summary (Pro Forma - 2027) Click Here to Access |
Annual | Annual Per SF |
|---|---|---|
| Gross Rental Income |
$99,999
|
-
|
| Other Income |
$99,999
|
-
|
| Vacancy Loss |
$99,999
|
-
|
| Effective Gross Income |
$99,999
|
-
|
| Taxes |
$99,999
|
-
|
| Operating Expenses |
$99,999
|
-
|
| Total Expenses |
$99,999
|
-
|
| Net Operating Income |
$99,999
|
-
|
Financial Summary (Pro Forma - 2027) Click Here to Access
| Gross Rental Income | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | - |
| Other Income | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | - |
| Vacancy Loss | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | - |
| Effective Gross Income | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | - |
| Taxes | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | - |
| Operating Expenses | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | - |
| Total Expenses | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | - |
| Net Operating Income | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | - |
Property Facts
Unit Mix Information
| Description | No. Units | Avg. Rent/Mo | SF |
|---|---|---|---|
| 2+2 | 22 | - | - |
| 3+2 | 8 | - | - |
1 1
Fairly walkable
40/100
Very drivable
80/100
Limited public transit
30/100
Somewhat bikeable
20/100
Property Taxes
| Parcel Number | 165-02-01-016 | Total Assessment | $6,490 (2025) |
| Land Assessment | $0 (2025) | Annual Taxes | ($1) ($0.00/SF) |
| Improvements Assessment | $0 (2025) | Tax Year | 2027 |
Property Taxes
Parcel Number
165-02-01-016
Land Assessment
$0 (2025)
Improvements Assessment
$0 (2025)
Total Assessment
$6,490 (2025)
Annual Taxes
($1) ($0.00/SF)
Tax Year
2027
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