Park owners › Owner guides
Mobile Home Park Value Calculator
Use this mobile home park value calculator to turn your current rent roll into an income-based starting point. Change the inputs to see how occupancy, expenses and example cap rates affect the result. No email is needed to use the calculator. An estimate is not an appraisal or an offer; request a real cash offer when you are ready to discuss your park.
Public (city/county) water AND public sewer required for our purchases.
Get a real cash offerEstimate your park's income-based value
How park value is calculated
The basic income approach is annual net operating income, or NOI, divided by a capitalization rate. NOI is property operating income minus ordinary property operating expenses, before mortgage payments and income taxes. The calculator first multiplies occupied lots by monthly lot rent and twelve months. It adds annual other collected income, then subtracts the annual expense amount you enter or the selected expense ratio. The result is a simplified annual NOI.
The displayed range uses two example cap rates, not claimed market rates. With the default illustrative mid cap of 8% and a more conservative 10%, the same NOI produces two different values. A higher cap rate produces a lower value. You can change the mid example; the conservative example remains two percentage points higher. These settings demonstrate sensitivity, not the rate a buyer will apply to your property.
For example, 40 occupied lots at $400 monthly lot rent produce $192,000 annual lot income. With no other income and $72,000 annual expenses, NOI is $120,000. Dividing by the illustrative 10% and 8% rates produces a $1,200,000–$1,500,000 range. That arithmetic does not establish a price, financing availability or a guaranteed result.
Choose collected income, not a hoped-for rent roll
Enter the lots that are currently occupied and paying the rent represented by your monthly figure. If lot rents differ, calculate an average from the actual occupied-lot rent schedule. The calculator assumes full collection of that entered amount; it does not independently subtract delinquency or concessions. Reduce the input to a realistic collected equivalent or account for collection losses consistently in your analysis. Do not count the same loss twice.
Other income is an annual figure. It may include documented recurring fees or utility reimbursements, but only when the corresponding expense treatment is consistent. Keep home-rental income separate in your working papers. A park with tenant-owned homes is not operationally identical to one where the owner maintains every home, even if both show similar gross receipts. One-time home sales and security deposits are not ordinary recurring lot rent.
Total lots provide an occupancy reference and prevent occupied lots exceeding the lot count. Vacant lots do not generate automatic future rent in this tool. A vacant pad may need utility work, a home, permits or additional review before it produces income. Leave that upside out of the current-income estimate and describe it separately when discussing an offer.
Build a realistic expense number
Choose annual expenses when you have a trailing twelve-month statement. Include property taxes, insurance, management, repairs, routine grounds work and the utility costs the park actually bears. If the owner handles management personally, discuss a reasonable replacement-management allowance rather than treating that work as permanently free. Debt service, depreciation and personal income taxes do not belong in the operating-expense input used for this simplified NOI calculation.
The ratio option is useful for testing an assumption when records are incomplete. It applies your percentage to total modeled income; the default is an example, not an industry benchmark. Run a second version using a higher expense assumption. A small difference can materially change NOI and the estimated range. Preserve your actual statements so a buyer can distinguish estimates from verified operating costs.
Major capital projects require a separate review. Replacing a failing sewer main or rebuilding several homes is not captured merely by dividing one year’s NOI by a cap rate. A buyer may account for those obligations in the offer, reserves or closing terms. Read our park due diligence checklist before treating the displayed range as money available at closing.
Turn the estimate into a real conversation
A buyer also reviews utility providers, line ownership, lawful pad use, title, access, deposits and included homes. Current income is only one part of that decision. Our park valuation guide explains the broader review, and our cap-rate guide provides additional context. Neither replaces property-specific underwriting.
Dreamify Properties buys parks served by public water AND public sewer. If that describes your property, send the county, lot count, occupied lots, current rent and both utility providers. Share known issues with the records rather than delaying the conversation until every spreadsheet is perfect. The calculator runs in your browser and does not send its inputs with the offer form; include those figures in your message if you want us to review them.
Parks we buy
We buy mobile home parks and manufactured housing communities served by public water and public sewer. Tell us the number of lots, occupancy and current lot rent, and we'll get you a cash offer within 24 hours. We can close in as little as 14 to 30 days.
- Public water and public sewer required
- Park-owned or tenant-owned homes
- Full or partly occupied parks
More resources for park owners
For an offer, see sell my mobile home park for cash. For the steps and documents, read how to sell a mobile home park.
State-specific owner guides: North Carolina · Idaho · Georgia · Tennessee · South Carolina · Texas · Arkansas · Alabama · Indiana · Kentucky.
Frequently asked questions
Is the calculator result a cash offer?
No. It is an estimate only, using your inputs and example cap rates. A real offer requires property-specific review, including utility service, income, expenses, condition and ownership.
Are the example cap rates current market rates?
No. The rates illustrate how NOI-based valuation changes with the selected assumption. They are not a claim about market cap rates in your state or a rate Dreamify will use.
Does the estimate include park-owned homes or vacant-pad upside?
Not as separate assets. Recurring income and expenses can be modeled consistently, but home values, capital work and future vacant-lot income require separate analysis.
Can I request an offer without complete financial statements?
Yes. Start with the park address, lot count, occupancy, current rent and both public utility providers. Identify missing records so we can discuss what is needed.
Get a cash offer on your park
Tell us the park address, lots, occupancy, current rent and both public utility providers.
Prefer to talk? Call (855) 800-0177.