18 TOH in Rocky Mount NC (approved for 92 homes)
Rocky Mount, NC
Asking price
$1,400,000
Sites
92
Cap rate
—
Price / site
$15,217
About this property
Excellent opportunity to acquire a mobile home park with 92 approved pads and significant potential for expansion and increased revenue. The property is currently operating with 18 tenant-owned homes (TOH), leaving substantial room to increase occupancy and maximize the park’s income potential. The park currently offers $300 monthly lot rent, with separately metered city water. Individual septic systems are in place on an approximately 1:1 basis, while municipal sewer is located along the property, potentially providing a future infrastructure opportunity. A major benefit of the property is the availability of vacant pads. Many of the vacant pads already have utility infrastructure in place, although the exact number of pads with confirmed utilities has not yet been verified. Additionally, all vacant park-owned homes have been demolished and the sites have been cleaned, leaving the pads ready for the placement of new manufactured homes. With 92 approved pads and only 18 currently occupied, the property presents a compelling value-add opportunity for an investor looking to grow occupancy, increase lot-rent revenue, and capitalize on the park's existing infrastructure and approved capacity. Offered at $1.5 million. Seller is open to reviewing reasonable offers
All details
Figures are transcribed from the source listing as published. “Source page last checked” is when our crawler last fetched that page — it is not a check of the financials and not confirmation from the broker.
| Asking price | $1,400,000 |
|---|---|
| Sites | 92 |
| Price per site | $15,217 |
| Address | 2413 Tanner Road |
| First seen by UnitListed | Sep 6, 2026 |
| Source page last checked | Oct 24, 2026 |
| Source last changed | Oct 15, 2026 |
Before you call the broker
7 things are not disclosed on this listing. These are the questions that would close the gap — specific to a park, not a generic list.
Net operating income — not disclosed
What is the trailing twelve-month NOI, and what does it include and exclude?
The single number a lender will size debt against. Ask what is excluded — management fees and reserves are the usual omissions.
What period the financials cover — not disclosed
Are these figures trailing twelve months, last calendar year, or projected?
A projected stabilised NOI and a current operating NOI can differ by a third, and both get called "NOI".
Gross income and operating expenses — not disclosed
Can you share a trailing twelve-month profit and loss, with the expense lines itemised?
NOI alone hides whether income is high or expenses are being under-reported. The split is what you underwrite.
Reason for sale — not disclosed
Why is the owner selling, and how long have they held it?
Never published on a listing, always worth knowing. Retirement and a looming capital bill are very different situations.
Operating season and seasonal mix — not disclosed
Is this year-round or seasonal, and what is the split between seasonal, monthly and transient guests?
A seasonal park with a five-month window is a different business from a year-round one at the same annual revenue.
Utility infrastructure — not disclosed
Are water, sewer and electric municipal or private, and what condition is the infrastructure in?
A private septic or well at end of life is a capital item that can exceed a year of NOI, and it will not appear in the expenses.
Permits and non-conforming use — not disclosed
Is the current site count permitted, and is any of it legal non-conforming?
A park operating more sites than it is permitted for cannot be financed at the income it shows.
Asking price — disclosed
Currency of the asking price — disclosed
Site count and hookup mix — disclosed
Whether the land is included — disclosed
What has changed
Every date below is when we observed a change, not when it happened. We first saw this listing on Sep 6, 2026; that is not the same as when it came to market, and we have no way to know the latter.
- Oct 15, 2026Price reduced$1,500,000 → $1,400,000
- Oct 15, 2026Price reduced
- Sep 6, 2026First seen by UnitListed
