• Case Studies
  • News

Real Estate Investing for Beginners: Mobile Home Park Edition

Introduction to Real Estate Investing

Real estate investing has long held a reputation as a reliable wealth-building strategy. Although it might initially seem daunting to newcomers, there are niche markets within real estate that typically provide a more accessible entry, one of which is mobile home park investing. In this comprehensive guide, we will dive into the world of real estate investing for beginners, with a particular emphasis on mobile home park investments. We will explore the essentials of mobile home park investing, its typical advantages, passive income potential, and how to begin your journey.

Real Estate Investing

Understanding Real Estate Investing for Beginners

Before diving into mobile home park investments, it’s crucial to grasp the basics of real estate investing. Real estate investing involves acquiring, owning, managing, and generating income from a property with the expectation of appreciation over time. For beginners, this can be a rewarding way to potentially build wealth and generate passive income.

There are various types of real estate investments, each with its own characteristics and potential returns. Here are some common types of real estate investments:

Residential Real Estate:

This includes single-family homes, condominiums, and apartment units. Investors can earn rental income from tenants or profit from property appreciation.

Commercial Real Estate:

Commercial properties include office buildings, retail spaces, industrial facilities, and warehouses. Investors can lease these properties to businesses and generate rental income. Mobile Home Parks fall under this category, which is why value-add investing is so popular in this avenue.

Multi-Family Properties:

These are apartment complexes or multi-unit residential buildings. Investors can earn rental income from multiple tenants, spreading risk and increasing potential cash flow.

Retail Real Estate:

Retail properties consist of shopping centers, malls, and standalone retail spaces. Rental income comes from retail businesses leasing space.

Industrial Real Estate:

Industrial properties include warehouses, manufacturing facilities, and distribution centers. Income is generated through leasing to industrial tenants.

Hospitality Real Estate:

This category includes hotels, resorts, and vacation rental properties. Investors earn income from daily room rates and occupancy.

Specialized Real Estate:

This covers niche investments like mobile home parks, senior housing, healthcare facilities, and student housing. Each has unique income sources and risk profiles.

Real Estate Investment Trusts (REITs):

REITs are publicly traded companies that invest in various real estate assets. Investors can buy shares of REITs to gain exposure to the real estate market without owning physical properties.

Real Estate Syndications:

In syndications, multiple investors pool their capital to acquire larger real estate properties. This allows for shared ownership and risk.

Real Estate Crowdfunding:

Online platforms enable investors to contribute funds to specific real estate projects. Crowdfunding provides access to diverse investment opportunities with lower capital requirements.

Fix and Flip:

Investors purchase distressed properties, renovate or improve them, and sell for a profit. This strategy requires active involvement and property management skills.

Vacant Land:

Investing in undeveloped land with potential for future development can lead to long-term capital appreciation.

Real Estate Development:

Developers acquire land, obtain necessary approvals, and build properties for sale or lease. This requires substantial capital and expertise in the development process.

Real Estate Investing

Why Choose Mobile Home Park Investing?

Mobile home park investing presents several appealing features for newcomers:

1. ) Potential for High Returns:

Mobile home park investments can likely yield high rates of return, with cap rates typically 3% higher than other multi-family investments. This often translates to excellent cash-on-cash returns and the potential for a 20%+ yield, making it one of the highest-yielding real estate sectors in the USA. For instance, Sun Communities has delivered a remarkable 4100% return to its investors since the housing crash, compared to the S&P 500’s 10% return.

2.) Low Acquisition Costs:

Mobile home park properties usually offer a low barrier to entry, potentially allowing investors to acquire more units for significantly less capital compared to multi-family or single-family homes. The cost can likely be 90-95% lower, possibly making it an attractive choice for beginners.

3.) Value-Added Deal Structures:

Operators have the opportunity to potentially increase asset value quickly using value-added deal structures such as bill-back systems, reduced occupancy, and modest rent increases. These strategies can potentially enhance the asset’s value by 50-100% within just 12-24 months, offering a likely infinite rate of return.

4.) Strong Demand:

Mobile home parks are in high demand due to an affordable housing crisis in the US. Over 50% of people are turned away from affordable housing due to government funding shortages, and many jobs pay less than $10 per hour. This high demand usually ensures consistent occupancy and minimal marketing efforts are required.

5.) Low Tenant Turnover:

Mobile home parks typically experience low tenant turnover, with an occupancy rate of 95% and a mere 5% turnover rate. The costs associated with moving are prohibitive for most tenants, as more than 50% of Americans have less than $1000 in savings. Reduced turnover usually translates to lower expenses in marketing, management, and maintenance.

6.) Low Repair and Maintenance Expenses:

Mobile home park owners usually don’t own the mobile homes themselves, reducing the risk and expense associated with maintenance. Tenant-owned homeownership typically lowers operating expenses, making it 20% cheaper compared to apartments or complexes.

7.) Low Default Rates:

Mobile home parks boast one of the lowest default rates of all commercial loans, 50% lower than apartments or complexes. This lower default rate often reduces risk for investors.

8.) Fragmented Market:

The mobile home park sector is highly fragmented, with few institutional players. Most parks are owned by mom-and-pop operators, creating potential opportunities for consolidation and value enhancement.

9.) Tax Efficiency:

Mobile home park investments usually offer tax advantages through accelerated depreciation, potentially allowing investors to depreciate 50-75% of their purchase price over a shorter period compared to other real estate asset classes.

10.) Recession & Inflation Resistance:

Mobile home parks typically provide uncorrelated returns and usually perform well in both strong and weak economic environments. They address the affordable housing crisis and potentially offer an inflation-resistant income source.

11.) High NOI Growth Opportunities:

Mobile home parks are valued based on their income, and operators can potentially increase Net Operating Income (NOI) through various strategies, such as reducing expenses, rent increases, and renovations. These opportunities can likely boost property value.

Download our free eBook on the “Top 20 Things I’ve Learned from Investing in Mobile Home Parks

By Andrew Keel
Real Estate Investing: Mobile Home Parks

Best Passive Income Investments in Mobile Home Parks

When seeking passive income in mobile home park investing, consider the following strategies:

  1. Research Mobile Home Park REITs: Look for publicly traded REITs that specialize in mobile home parks. These can be a low-risk way to invest in the sector.
  2. Explore Real Estate Crowdfunding Platforms: Platforms like Fundrise or RealtyMogul allow you to invest in mobile home park projects with lower capital requirements and reduced hands-on involvement.
  3. Connect with Real Estate Syndicators: Joining a real estate syndication can be an excellent way to access larger mobile home park investments and share responsibilities with experienced partners.
  4. Leverage Online Resources: Utilize online marketplaces and forums to connect with mobile home park investors and explore investment opportunities.
  5. Consult with Experts: Consider seeking advice from experienced real estate professionals who can guide you through the process and help you identify promising investment opportunities.

The Future of Mobile Home Park Investing

Beginners entering the realm of mobile home park investing discover a distinctive gateway to the real estate arena. With the ongoing challenge of affordable housing, the enduring demand for mobile home park spaces is anticipated. As a result, mobile home park investments emerge as a potentially viable, long-term wealth-building and passive income-generating strategy.


Beginners in real estate investing can embark on an exciting journey, and mobile home park investments will likely serve as an excellent entry point. Mobile home parks usually offer an attractive choice with lower entry costs, reliable opportunities for potential passive income, and various investment options. Whether you opt to invest in Mobile Home Park REITs, participate in a real estate syndication, or acquire and manage your own park, the world of mobile home park investing brims with potential for those willing to explore this niche market. As with any investment, your success will likely depend on thorough research and prudent decision-making. Start your journey today and take the first steps toward potentially securing your financial future through mobile home park investing.

Keel Team Mobile Home Park Investments partners with passive investors to acquire, enhance, and transform mom-and-pop-owned mobile home parks into thriving communities. Contact us today to learn more!

Learn more about mobile home park investing.

Interested in learning more about mobile home park investing? Get in touch with us today to find out more.


The information provided is for informational purposes only and should not be considered investment advice, nor a guarantee of any kind. There are no guarantees of profitability, and all investment decisions should be made based on individual research and consultation with registered financial and legal professionals. We are not registered financial or legal professionals and do not provide personalized investment recommendations

Tristan manages Investor Relations at Keel Team Real Estate Investment. Keel Team actively syndicates mobile home park investments, with a focus on buying value add, mom & pop owned trailer parks and making them shine again. Tristan is passionate about the mobile home park asset class; with a focus on affordable housing and sustainability.