The Financial Landscape of Investing in Mobile Home Parks vs. Apartments

The Ceiling of Apartment Rental Rates

In recent times, especially post-Covid-19, the stabilization of apartment rents in a sluggish economy has become apparent. With average apartment rents nearing $2,000 a month, affordability is increasingly questioned. The real issue lies in the disconnect between these rising rental rates and average incomes, making such costs unsustainable for many. This raises an intriguing question: how does investing in mobile home parks compare in this scenario? Do they offer a more affordable solution while still holding potential for viable investment returns?

The Financial Landscape of Investing in Mobile Home Parks vs. Apartments

The Challenges of Sustaining High Apartment Rents

Investigating why apartment rents seem to have reached their limit reveals more than meets the eye. The concept of continually increasing rents to over $2,000 is becoming less feasible as it far exceeds the affordability range for average incomes. Traditionally, housing expenses shouldn’t surpass 30% of one’s income. To comfortably afford these high rents, one would need a monthly income far above the U.S. average of $4,700, at the time of this post. As rents climb, the appeal of apartments diminishes, especially when more affordable homeownership options are available. Despite average home prices reported around $400,000, there are less expensive homes making homeownership more accessible and putting pressure on the value proposition of renting an apartment.

The Affordable Alternative: Investing in Mobile Home Parks and Potential Lot Rents

Switching focus to mobile home parks, lot rents typically present a stark contrast to apartment rents. It’s estimated that the average lot rent in the U.S. hovers around $300 a month, a fraction of the cost of renting an apartment. This low figure aligns more closely with the financial reach of those earning minimum wage or on limited incomes. Mobile home parks generally represent a crucial, albeit underrated, segment of affordable housing, often not subsidized yet restricted by zoning laws that limit new developments.

Mobile Home Park Investments: Ownership and Operational Costs

One might overlook the cost of purchasing a mobile home; however, many residents typically own their homes outright or have negligible mortgage payments. This makes lot rent the primary housing cost, which is generally lower than apartment rents. The potential for rental growth in mobile home parks exists due to their likely affordability and the stability of ownership among residents.

Download our FREE eBook on the “Top 20 Things Learned from Mobile Home Park Investing

By Andrew Keel
The Financial Landscape of Investing in Mobile Home Parks vs. Apartments

The Growth Trajectory for Mobile Home Park Rents

The demand for affordable housing continues to surge, while new mobile home park developments are curbed by stringent zoning laws. This supply constraint can possibly lead to favorable conditions for adjusting lot rents modestly. Historically, mobile home parks have experienced smaller rent increases compared to apartments, suggesting there is room to grow. In some markets, lot rents nearing $1,000 have not deterred demand, indicating the potential for higher rents in selected areas without losing occupancy.

Balancing Rent Strategy and Resident Welfare in Mobile Home Parks

While the possibility of increasing lot rents exists, it is crucial to approach this with care. Any rent adjustments must consider the impact on the affordability and the quality of life for residents. Mobile home parks should remain a viable, affordable housing option while providing reasonable returns for investors. Understanding the specific market dynamics, including the income levels of residents and available housing alternatives, is essential.

Conclusion: Mobile Home Parks as a Strategic Investment Opportunity

Although apartment rents are peaking, mobile home parks typically offer room for growth in lot rents. However, this potential must be pursued with a strategy that maintains affordability and contributes positively to the community. For investors, mobile home parks not only promise possible financial gains but also play a significant role in addressing the critical need for affordable housing. As the market evolves, the balance between profitability and social responsibility remains paramount in fostering a sustainable investment landscape. Happy investing in mobile home parks, where opportunity often meets community need.

Are you interested in learning more about the potential benefits of investing in mobile home parks? Tune in to the Passive Mobile Home Park Investing Podcast hosted by Andrew Keel, as he explores the depths of this asset class – both from an operators and limited partner’s perspective! Reach out to us below to schedule a call with the Keel Team.

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.