Mobile Home Parks Look Easy—Until You See the Numbers

Mobile home park investing looks simple on paper: buy land, rent lots, collect lot rent. The real economics are different. A park is a private utility network, a small infrastructure company, and a regulated housing business — and the biggest expense is often everything underneath the homes. This breakdown walks through the real numbers behind a 100-site park, mobile home park NOI, the cap rate trap, and how a park that looks profitable on paper can become a financial disaster. ⏱️ Chapters 00:00 Mobile Home Park Investing: Real Math 01:02 Land Lease Business Model Explained 02:07 Manufactured Housing Demand & Risks 03:17 Lot Rent Revenue: 100-Site Park Math 04:46 Park Income Statement and NOI Explained 06:04 Cap Rate Trap: Why Forecasts Mislead 06:40 Hidden Costs: Roads, Water, Sewer 08:04 Insurance Risk in Mobile Home Parks 08:27 Vacant Lots: Problem or Opportunity? 09:39 Lot Rent Increases vs Resident Affordability 10:50 Good Year vs Bad Year Park Scenarios 12:11 Conservative Underwriting & Stress Tests 📖 What You'll Learn: Why a mobile home park is really a land lease business — and who pays for what The 100-site park math: $650 average lot rent, $780,000 scheduled rent, and what 95% collections actually leaves A full operating expense breakdown: property taxes, insurance, utilities, payroll, maintenance, reserves Why a strong-looking net operating income can still cap out near 6.8% on a $4.5 million price — and where that math breaks The hidden infrastructure bill: roads, water lines, sewer systems, and electrical distribution How insurance renewals, vacancy, and bad debt can wipe out a year of profit Why a vacant lot is not automatically upside — and the questions that reveal whether it is an opportunity or a symptom How to stress test a park: lower occupancy, higher insurance, higher taxes, more bad debt, slower lot absorption 🚀 Ready to fund or scale your small business? Start the conversation by clicking the link in the channel description: https://www.mycapitalconsultants.com Clicking doesn't commit you to anything — it just starts a conversation about what might fit your business. ⚠️ DISCLAIMER: This video is for educational and informational purposes only and is not financial, investment, legal, or tax advice. All numbers shown are simplified illustrative examples, not market averages or recommendations. Real estate investing involves risk, including loss of capital. Consult a qualified professional before making any investment decision. This video is sponsored by MyCapital Consultants, LLC an affiliate of lendtrack.ai. If you apply through the link on the channel, we may receive a referral fee. This is not a guarantee of approval, and the lender—not this channel—makes the credit decision. #MobileHomePark #MobileHomeParkInvesting #ManufacturedHousing #LotRent #CapRate #RealEstateInvesting #CommercialRealEstate #ParkDueDiligence