At Keel Team, we believe mobile home park investing doesn’t have to be a zero-sum game. Our approach focuses on creating value for both residents and investors, not one at the expense of the other. While we can’t promise specific results, we can share how our strategy is designed to align the needs of both groups through thoughtful management, infrastructure upgrades, and long-term thinking.

Understanding the Mobile Home Park Investing Dynamic

Mobile home parks are unique in real estate. In most cases, residents own their homes but rent the land beneath them. This usually creates a shared responsibility between the owner (us) and the resident. Unlike traditional rental housing, mobile home park ownership provides a different kind of opportunity—one where improvements to the community often benefit everyone.

When done with care, mobile home park investing can result in more stable, affordable housing options for residents and consistent return potential for investors. That’s the balance we aim to strike.

We Start with Strong Acquisition Criteria

Creating a win-win scenario starts long before we buy a mobile home park. We have strict acquisition criteria that help us identify properties where we can realistically make improvements without disrupting the community.

Some of the things we look for include:

• Mobile home parks located within 45 miles of a metropolitan statistical area (MSA) with at least 50,000 people
• Median home prices in the area above $175,000
• A minimum of 50 total lots, with at least 30 occupied
• Public utilities, or private utilities only at the right price
• A low percentage of recreational vehicle (RV) lots—ideally under 15%

These criteria help us avoid overpromising. We focus on properties with real upside potential where we can apply our operating model and serve both sides of the equation.

Download our FREE eBook on the Top 20 things to know BEFORE investing in mobile home parks!

Improvements That Matter to Residents

Once we acquire a mobile home park, we prioritize improvements that directly affect value and quality of life. These can include:

• Repaving roads
• Fixing water, sewer, and electrical infrastructure
• Upgrading lighting and signage
• Removing abandoned homes
• Adding landscaping and community signage

Many of these projects are long overdue in the mobile home parks we purchase. While not flashy, they can create a safer, cleaner, and more stable environment. That stability matters to residents, and over time, it can increase retention and reduce vacancy.

Clear Communication and Fair Expectations

We aim to be transparent from day one. When we take over a mobile home park, residents often wonder what’s going to change. Will rents go up? Will the rules change?

We try to address these questions clearly and quickly. While rent adjustments may occur over time to reflect market rates, we communicate any changes well in advance. More importantly, we aim to show residents that the improvements being made are not just about raising value, but about making the community better.

Rules and expectations are also clearly outlined and fairly enforced. We’re not looking to micromanage anyone’s life—we just want to create a place that feels safe and well-kept.

The Investor Side: Why This Approach Matters

From an investor’s perspective, this approach isn’t just about ethics—it’s smart business. High resident satisfaction tends to lead to fewer evictions, lower turnover, and more consistent cash flow. It also helps preserve the long-term value of the asset.

When we reduce operating headaches and increase resident retention, investors may benefit from a more stable investment profile. Again, we can’t guarantee anything, but that’s the goal of our operating model.

Affordable Doesn’t Mean Neglected

There’s a common misconception that affordable housing has to be substandard. We don’t believe that. A mobile home park can be both affordable and well-maintained.

By focusing on the essentials—safe streets, reliable utilities, and clean surroundings—we aim to raise the standard of affordable living. And we do this without massive redevelopment or pricing out long-term residents.

We don’t bring in luxury amenities that only drive up costs. Instead, we focus on what’s meaningful to the people who live there.

Long-Term Thinking Pays Off

Some mobile home park investors enter deals with short-term goals: raise rents quickly, cut costs, and exit fast. That’s not how we operate.

We aim to hold mobile home parks for the long term. That allows us to take a more measured approach, making improvements gradually, working with residents over time, and focusing on sustainability.

This long-term view aligns better with stable returns and happier communities. While there are never guarantees, we believe time and consistency are powerful tools in creating lasting value.

Supporting Resident Ownership Where Possible

In some cases, we may look for opportunities to support resident home ownership within the mobile home park. Residents who own their homes tend to stay longer and care more deeply about the community’s upkeep.

We don’t force sales or require people to buy homes, but we often work to make financing or lease-to-own programs more accessible where it makes sense. When residents feel a stronger sense of ownership, everyone benefits.

Working with Our Management Company: Knights Communities

Our management arm, Knights Communities, plays a critical role in delivering on this mission. Their team handles the day-to-day operations of our mobile home parks, from maintenance and collections to resident communication.

They’re not just property managers—they’re community stewards. With years of experience and a focus on service, they help turn strategy into reality on the ground.

By investing in good management, we reduce problems and increase the likelihood of creating strong, healthy communities.

Final Thoughts: Building Something Worthwhile

We’re not just investing in mobile home parks—we’re investing in people. Our goal is to create clean, stable, and respectful communities where residents feel at home and investors feel confident in the asset.

Again, there are no guarantees in real estate. But by focusing on fundamentals and leading with a long-term mindset, we believe it’s possible to create outcomes where everyone wins.

Whether you’re a passive investor looking for insight or someone curious about how we run our mobile home parks, we hope this gives you a better picture of what we stand for.

Are you looking for MORE information? Book a 1-on-1 consultation with Andrew Keel to discuss:

• A mobile home park deal review
• Due diligence questions
• How to raise capital from investors
• Mistakes to avoid, and more!

Disclaimer:

The information provided is for informational purposes only and is not investment advice or a guarantee of any kind. We do not guarantee profitability. Make investment decisions based on your research and consult registered financial and legal professionals. We are not registered financial or legal professionals and do not provide personalized investment recommendations.