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How Much Is My Mobile Home Park Worth? — How Buyers Calculate It
There is no single price per lot or cap rate that tells you what your park is worth. Buyers arrive at a number by working through the same handful of steps: what the park actually earns, what it really costs to run, how risky that income is, and what the land is worth on its own. This guide explains that method in plain English so you can sanity-check any offer, including ours.
- Method explained, no guesswork
- Illustrative example included
- Free written offer
- We are the buyer, not a broker
- No commission and no fees
- We pay all closing costs
- Offer within 24 hours
★★★★★ 4.9 from 14 verified Google reviews — read them · we buy with our own capital and pay all closing costs
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Mobile home park valuation
Step 1: Net operating income (NOI)
Net operating income is the park’s income after operating expenses, before any mortgage payment. Income means lot rent actually collected, plus any home rent and utility bill-backs, not what the rent roll says residents owe. Expenses include property taxes, insurance, utilities the park pays, repairs and maintenance, trash, mowing, legal and accounting, and a cost for management even if you do it yourself. Buyers include management because they will have to pay someone.
Owners are often surprised that their NOI is lower than they thought. Common reasons: rent that is owed but not collected, master-metered water the park absorbs, repairs paid in cash and forgotten, and no allowance for management.
Step 2: Cap rate
A capitalization rate converts NOI into a value: value equals NOI divided by the cap rate. A lower cap rate means a higher price. Buyers choose a cap rate based on how reliable and how risky they think the income is. Large, well-located parks on city utilities with residents who own their homes are seen as lower risk. Small rural parks, parks on private well or septic, parks with many park-owned homes, parks with low occupancy or deferred maintenance are seen as higher risk, so buyers apply a higher cap rate. Market cap rates also move with interest rates and lending conditions, so there is no fixed number to quote, and we will not quote one without seeing your park.
Illustrative example (hypothetical numbers, not a market quote): a park collecting $100,000 a year in income with $40,000 of real expenses has an NOI of $60,000. A buyer applying a 10% cap rate would value that income at $600,000; a buyer applying 8% would value it at $750,000. The example only shows the arithmetic. Your actual numbers and the cap rate a buyer uses will differ.
Step 3: Price per lot and other cross-checks
Buyers often divide the price by the number of lots as a sanity check, and you will hear owners quote price per lot. It is useful for comparing similar parks in the same area, but on its own it ignores rent levels, occupancy, expenses and utilities, so two parks with the same lot count can be worth very different amounts. Treat price per lot as a cross-check, not a method.
Then come adjustments. Capital needs such as a failing septic field, water lines or roads reduce value by roughly what it will cost to fix them. Park-owned homes are valued separately from lot rent. Extra acreage, road frontage and room for more pads can add value beyond the income.
How situation affects value
Read more on how specific situations are priced: sell a park with low occupancy, sell a park with tenant-owned homes, sell a park on septic or well and sell a park with park-owned homes. If taxes on the sale are on your mind, see selling a park and a 1031 exchange. For the overview of how we buy, see our main mobile home park page.
What we need to value your park
Rent roll
Every lot, occupied or vacant, the current lot rent, who is behind and by how much. A spreadsheet or handwritten list is fine.
Trailing 12 months (T12)
Income and expenses for the last twelve months. Bank statements or a simple ledger work if you do not keep formal books.
Utility bills
Twelve months of water, sewer, electric and trash bills, plus how each is billed back to residents, if at all.
Permits and inspections
Your park operating permit if your state or county issues one, septic or well permits, and any recent inspection reports or notices.
Home titles
Titles for any homes the park owns, plus a list of which homes belong to residents.
The parcel
Parcel number and county. We pull acreage, flood mapping and zoning ourselves at our cost.
How a direct sale to us works
Three steps, no obligation at any point, and no cost to you at any stage.
One call or one form
Tell us the address or APN and the rough size. You do not need a survey, a plat or the tax bill in front of you — we look all of that up.
We value it properly
We research the parcel ourselves, at our cost, before we quote. We price it off recent sales of similar acreage and adjust for access, soil, flood mapping, timber and shape. No cost to you, no commitment.
Written offer, your decision
You have our number in writing within 24 hours. If you take it, a licensed title company closes it and we cover the standard closing costs — typically 14 to 30 days.
Selling to us vs. listing it
Both are legitimate. Listing can bring a higher gross price if you have time, the tract is easy to finance and you can carry the taxes while it sits. Here is the honest comparison.
| Selling to Dreamify | Listing with an agent | |
|---|---|---|
| Who you are dealing with | A direct cash buyer — we are the ones purchasing | An agent marketing it to someone else |
| Commission | None | Typically 6–10% on land |
| Closing costs | We cover them | Usually split or seller-paid |
| Repairs, survey, clean-up | Not your problem | Often requested by retail buyers |
| Financing risk | None — cash | Land loans fall through often |
| Timeline | As little as 14 to 30 days once title work is back | Land can sit on the market for months |
Land we buy
Land we buy
- Vacant, raw and bare land
- Inherited and heir property, including multiple owners
- Land with back taxes or a delinquent tax bill
- Out-of-state and absentee-owned parcels
- Farm, timber and hunting acreage
- Small residential lots and infill parcels
- Landlocked tracts and parcels with access questions
- Land that failed a perc test
- Tracts tied up in an estate or probate
- Property you inherited and have never seen
- Mobile home parks and RV parks
- Self-storage facilities — considered case by case
What we don’t buy
- Houses and other residential buildings
- Land you do not have the authority to sell
- Parcels where a co-owner has not agreed to sell
- Property already under contract with someone else
If we are not the right buyer for your parcel we will say so on the first call rather than waste your time.
We buy with our own money — here is what we have closed
We are a principal buyer using our own capital, not a lead broker collecting details to sell on. A sample of tracts we have bought and closed:
| Tract | Where we closed it |
|---|---|
| 8.5 acres | Pike County, Mississippi |
| 5.05 acres | Dawson County, Georgia |
| 32.3 acres | Perquimans County, North Carolina |
| 72 acres | Pike County, Mississippi |
| 10.7 acres | Morgan County, Georgia |
| 6.24 acres | Jasper County, Georgia |
A sample of tracts we have bought and closed ourselves. We are a principal buyer, not a broker — every one of these was purchased with our own funds through a licensed closing agent.
What sellers say
Every quote below is a real, verified Google review of Dreamify Properties — 4.9 stars across 14 reviews.
“Dreamify made a fair offer on our property in Alabama… Over the past couple years I’ve had a hundred texts and phone calls from land companies wanting to buy — from low-balling to wanting to put you under contract for 6 months and walk away on the last day. Dreamify followed through on every part of the deal.”
“John and his team are top notch investors who know what they are doing, put a plan of action in place and execute. One of the most honest people I have met… an absolute honor and pleasure working with these folks.”
Questions we get asked
What cap rate should I use for my park?
There is no standard number. Buyers pick a cap rate based on the park’s risk and current lending conditions. We explain the assumptions behind our offer in writing.
Is price per lot a good way to value my park?
Only as a cross-check. It ignores rent, occupancy, expenses and utilities, which drive value.
Should I get an appraisal?
You can. A commercial appraiser can give an independent opinion of value. It is not required to sell to us.
Why is my NOI lower than I expected?
Usually uncollected rent, utilities the park pays, forgotten repairs and no allowance for management.
How fast can you close?
You get a written offer within 24 hours of us having the rent roll and the parcel details, and we can close in as little as 14 to 30 days. Estates, multiple owners or title problems can add time, and we will tell you that up front rather than at the closing table.
Other situations we buy in
Sell a mobile home parkHow to sell a mobile home park
Sell a park on septic or well
Sell a park with low occupancy
Selling a park and a 1031 exchange
Sell a park with tenant-owned homes
Sell an RV park
Where we buy
Sell land in North CarolinaSell land in South Carolina
Sell land in Virginia
Find out what your mobile home park is worth to a cash buyer
Send the parcel details and we’ll research the property, answer your questions, and put a clear no-obligation offer in writing within 24 hours.