Mobile Home Park Cash Flow System

From the Desk of Monica Main
Wednesday, 4:47 PM Pacific Time
Dear Real Estate Investor,I’ve been holding out on you…but not on purpose! You see, any of you who know my real estate investing methods know that I’ve never been a big fan of MHP (mobile home park) investing for one reason only: NO FINANCING AVAILABLE!But all that changed early last year!MHP lenders and brokers are now abundant in supply when as little as a year ago, they hardly existed at all. As you know, making big cash flows in real estate investments solely depends on you using other people’s money (OPM). When it doesn’t exist, you can’t work a real estate deal unless you are going in with 100% cash. And that’s never a smart way to leverage your money.The reason MHP funding was so hard to come by was because a commercial property is appraised using these elements: (1) land value, (2) building value, and (3) cash flow. Since MHPs don’t have any permanent structures, there is no building value to appraise and this would dramatically lower the value of a property despite the cash flow. So, when a MHP owner decided to sell, he or she would sell based on cash flow but the property wouldn’t appraise at the asking price (in many cases) because the property was treated as “raw land,” or essentially worthless.Now lenders have come to understand that MHPs are a viable investment with solid cash flows and aren’t just a chunk of raw land with a bunch of slabs of cement (or “pads” as they are called).And now the sky is the limit for these types of passive income properties!Much Higher Cash Flow Potential…As Much as TRIPLE of an Apartment Building! 

Your average apartment building will offer a CAP rate of anywhere from 6% to 9%, depending on where the property is located. If you are trying to pull of a no-cash-no-credit deal, you need to be over 9.5% or 10% in order to make the deal work financially otherwise you will barely be breaking even (if you’re lucky)!

This makes the pickings far and few between when looking for deals and starting with no money! It means you have to scour through listing after listing trying to find a deal that meets the CAP rate criteria or slash the property asking price down as much as 50% (in some cases) in order to see a cash flow.

And that just isn’t realistic!

With MHPs, it’s the “norm” to see your average CAP rate anywhere from 12% to 16%, and even then that can be considered kind of low depending on where you are in the country. If you were to find an apartment building boasting a CAP rate of 12% to 16%, chances are the numbers are based on proforma (future projections) or they are greatly exaggerated (and cannot be backed up).

With MHPs, you are looking at a LOW CAP RATE of 12% in most areas of the country and an AVERAGE CAP RATE of about 16%. I’ve seen CAP rates as high as 25% in some areas of the country.

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