Investing in Mobile Home Parks: What Passive Investors Should Look Out For

Investing in mobile home parks can likely be a lucrative venture for passive investors, but like any investment, it comes with its own set of considerations and challenges. Understanding what to look for before investing can help minimize risks and potentially ensure a more stable and profitable venture.

Understanding the Investment Landscape

Choosing the Right Location

Location is paramount in real estate investment, and mobile home parks are no exception. Investors should consider areas with favorable landlord-tenant laws that do not overly favor tenants at the expense of the landlords. States with balanced regulations typically offer a more stable environment for mobile home parks to operate. Additionally, areas less prone to natural disasters, such as the Midwest, are preferred over regions frequently hit by hurricanes or other severe weather conditions.

Evaluating the Type of Mobile Home Park

There are various types of mobile home parks, each with its own potential for returns and challenges. Mobile home parks that are already stabilized with a good history of paying tenants generally present fewer operational challenges and can be less risky investments. In contrast, mobile home parks requiring significant infill and redevelopment may offer higher returns but may come with increased risk and management complexity.

Financial Considerations and Partnerships

Scrutinizing the Financial Health of the Park

Before investing, it’s crucial to examine the financials of the mobile home park thoroughly. This includes reviewing occupancy rates, current rent levels, and operating expenses. A mobile home park with low occupancy and high operating costs may not be the best investment unless there is a clear and achievable plan for improving these metrics set out by the operators.

The Importance of Solid Partnerships

For passive investors who are not directly managing the mobile home parks, having reliable and experienced partners is crucial. These partners should have a proven track record in managing mobile home parks effectively and ethically. They should also have established banking relationships, especially in the area where the property is located, to help facilitate financing and operations.

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By Andrew Keel
Investing in Mobile Home Parks: What Passive Investors Should Look Out For

Operational and Structural Insights

Infrastructure and Utilities

Investors should consider mobile home parks that are connected to city utilities, such as water and sewer services. Mobile home parks with outdated systems like lagoons or treatment plants can potentially lead to significant capital expenditures and legal liabilities, especially if there’s a system failure. This can damage the project as whole, and ultimately, passive investor returns.

Assessing Capex and Value-Add Opportunities

Understanding the capital expenditures (capex) required for maintenance and potential value-add opportunities is crucial. Mobile home parks that appear cheaper upfront may require significant investment to bring them up to standards, affecting the overall profitability. Conversely, mobile home parks that offer reasonable opportunities for adding value through modest improvements can be more appealing investments. It’s important to partner with an operator that has a track record of executing their business plan.

Community and Tenant Considerations

Building Community Relations

A mobile home park’s success is closely tied to its community. Mobile home parks where residents enjoy living and have a good relationship with the management tend to have lower turnover rates and higher satisfaction, which can lead to more stable cash flows. Passive investors should look to partner with operators where their efforts are made to maintain good tenant relations and community standards.

Long-Term Stability and Growth

Evaluating Growth Potential

The best mobile home park investments are those that not only provide immediate returns but also have potential for growth. This can be through organic means such as rent increases aligned with market rates or through expansion and development if local regulations permit. Assessing the future growth potential of a mobile home park is likely essential for long-term passive investment success.


Investing in mobile home parks offers a unique opportunity for passive income, but it requires careful analysis and consideration. By focusing on location, financial health, operational efficiency, and community dynamics, passive investors can make informed decisions that align with their investment goals and partner with operators that do the same. Like any real estate investment, the key to success in mobile home park investing often lies in due diligence, strategic partnerships, and a clear understanding of the market dynamics.

Welcome to Keel Team Mobile Home Park Investments, where our mission is two-fold: to elevate communities and to potentially maximize investor returns. Our focus is on enhancing the quality of life for residents while potentially securing strong profits for our partners. Reach out to us below if you are interested in learning MORE!

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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.