Richlands, NC — Mobile Home Park Investments

Part of the Jacksonville, NC metro area guide. See also: North Carolina mobile home park investing overview.

Richlands, North Carolina is a small but strategically positioned town in western Onslow County, located approximately 18 miles northwest of Jacksonville and 25 miles from Camp Lejeune’s main gates. With a population of around 1,700, Richlands serves as a rural commercial center for the surrounding agricultural and residential communities of western Onslow County. For mobile home park investors, Richlands occupies an interesting niche: it is affordable enough that acquisition prices remain well below coastal and suburban comparable markets, while still being close enough to the major Jacksonville/Camp Lejeune employment base to attract military and civilian workforce tenants.

Richlands Market Overview

Richlands sits at the intersection of NC-24, NC-258, and NC-111, making it a crossroads community that serves a broad rural hinterland. While the town itself is small, its trade area extends into Duplin, Jones, and Lenoir counties — providing a larger effective population base than the town’s own numbers suggest. The primary driver of housing demand in Richlands is access to Jacksonville and Camp Lejeune employment for residents who prefer the quiet character of a small agricultural community. Median household income in the Richlands area is approximately $45,000-$50,000, reflecting a blue-collar and military-adjacent workforce. Home prices in Richlands have remained relatively affordable compared to eastern NC coastal markets, but modest appreciation has been consistent over the past decade.

Why Richlands for Manufactured Housing Investment

The core thesis for mobile home park investment in Richlands is value: entry prices for existing communities are significantly lower than in coastal Onslow County or suburban Jacksonville, yet the proximity to major employment keeps occupancy stable. Investors willing to work in a more rural setting and take on value-add operations can find parks where rents have not kept pace with regional market rates, creating meaningful upside through professional management and targeted improvements. Richlands also has a demographic advantage for manufactured housing: a high percentage of the local workforce earns in the range where manufactured housing is the most accessible form of homeownership or quality affordable rental housing.

Local Lot Rent Data and Trends

Lot rents in Richlands have grown from approximately $255/month in 2015 to an estimated $392/month in 2025. This trajectory is lower than coastal Onslow County markets — reflecting the town’s rural character and lower land costs — but consistent and supported by genuine workforce demand. The gap between Richlands and Jacksonville-area lot rents ($390-420 vs. $440-480) creates a value-add opportunity for buyers who can demonstrate quality management at a price point that still undercuts the county seat.

Zoning and Permitting Landscape

Richlands operates under Onslow County’s zoning framework for most of its land area, with its own town zoning for incorporated portions. Onslow County’s manufactured housing regulations are relatively permissive compared to more urbanized counties in eastern North Carolina, reflecting the region’s long tradition of affordable housing development. Existing parks have established use rights; new development or significant expansion requires county review. The planning staff at Onslow County is accessible and experienced with manufactured housing applications.

Infrastructure: City Water and Sewer

Richlands has a town-operated water system, and ONWASA extends service to some areas of western Onslow County. However, many residential properties in the broader Richlands area — particularly those in unincorporated surroundings — rely on well and septic. Infrastructure quality is a key differentiator in this market: parks with municipal utility connections carry significantly lower operational risk and capital uncertainty than those on private systems. Septic system maintenance in the sandy soils of eastern North Carolina can be challenging and should be thoroughly evaluated as part of any acquisition due diligence.

Proximity to Jacksonville Employment Centers

Richlands is 18 miles northwest of Jacksonville via NC-24, a 25-minute drive in normal conditions. Camp Lejeune’s main gates are approximately 25-30 miles east. MCAS New River is about 20 miles southeast. The commute is workable for many military families and civilian workers who prioritize lower housing costs over proximity, and the town’s position on NC-24 — one of the region’s primary commercial arterials — makes it accessible from multiple employment directions.

Nearby Jacksonville MSA Communities

Jacksonville, NC | Swansboro, NC | Camp Lejeune Area, NC

Frequently Asked Questions

Is Richlands a good market for mobile home park investment?

Richlands is best suited for investors seeking lower entry prices and willing to work in a rural market with patient appreciation potential. It is not a high-velocity appreciation play, but it offers stable demand from military and civilian workforce tenants with relatively low acquisition costs compared to coastal Onslow County.

What are lot rents in Richlands, NC?

Current lot rents in Richlands range from approximately $340 to $420/month for well-maintained parks. Older communities with deferred maintenance may run lower, representing value-add opportunity for active buyers.

Does Richlands have city water and sewer?

Richlands has a town water system, but sewer availability is more limited outside the town core. Parks in unincorporated Onslow County surrounding Richlands commonly rely on septic systems. Confirm utility connections for any target park.

Who are the primary tenants in Richlands mobile home parks?

A mix of civilian workforce residents employed in Jacksonville, agricultural workers, and military families who prefer the quieter character of western Onslow County over the suburban Jacksonville area. Military tenants tend to be a smaller percentage here than in parks closer to base, but still meaningful.

For a broader overview of mobile home park investing in North Carolina, visit our North Carolina state guide. Related reading: Mobile Home Park Due Diligence Checklist | Lot Rent Strategy Guide | Top Tips for Mobile Home Park Investors.