5 Park Portfolio - Charleston, SC MSA
Summerville, SC
Asking price
$10,000,000
Sites
—
Cap rate
—
Price / site
—
About this property
The Esterson MHC Team is pleased to present this cash-flowing, 100% occupied, 5-park, 70-unit manufactured housing community portfolio located in Summerville, SC (Charleston, SC MSA). Summerville, SC straddles Dorchester, Charleston, and Berkeley Counties and serves as the primary suburban growth corridor for the Charleston metropolitan area. The Charleston MSA has been experiencing astounding population growth, increasing by 11.2% from 2020 to 2025, nearly four times the national average of 3.1%. It has grown 33.8% since 2010. Summerville grew by 22.6% since 2010 and by 4.4% from 2020 to 2025. Dorchester County grew by 33.2% since 2010 and by 10.4% from 2020-2025. The local economy is anchored by Boeing South Carolina, Volvo Cars, Joint Base Charleston, Mercedes Benz, Bosch, and the Port of Charleston, providing a stable employment base. The portfolio is 70 total units, consisting of 28 tenant owned homes (TOH), 41 rent to own mobile homes (RTO), and 1 rented single-family home (SFH). There are 69 manufactured housing lots and 1 single family home site across 10.68 acres. The average lot rental rate per month is $826 and the average RTO payment above lot rent is $572. Current occupancy is 100% (70 of 70 units occupied), with no park owned rentals, no vacant lots, and no vacant homes in the portfolio. The 41 RTO contracts carry a remaining balance of $638,520 and expire between 2028 and 2030, with the majority maturing by December 2028. 16 of the RTO contracts are on 2023 Clayton homes. Four of the five parks are serviced by public water that’s paid for by the tenants, and Palzita Lane MHP is serviced by a private well that’s paid for by the landlord. All five parks are serviced by public sewer that’s paid for by the tenants. All parks are serviced by curbside bins that are paid for by the tenants. Electricity is billed directly to tenants. Landlord mows all parks. All five parks have paved roads and the roads at Palzita MHP and Thomas MHP are brand new, completed in August 2026. Cone Lane MHP is in a flood zone. The other four parks are NOT in flood zones. Magnolia Circle MHP is in an opportunity zone, and Bell Drive Circle MHP is immediately adjacent to one. This portfolio is being offered at a purchase price of $10,000,000, which represents an 8.0% global cap rate and 5.7% lot rent only cap rate on T-1 annualized income and T12 reported expense. All offers must include price, inspection timeline, terms, proof of funds, due diligence requirements, and relevant real estate experience.
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 | $10,000,000 |
|---|---|
| Address | 2906 Palzita Lane |
| First seen by UnitListed | Sep 13, 2026 |
| Source page last checked | Sep 13, 2026 |
| Source last changed | Sep 13, 2026 |
Before you call the broker
8 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.
Site count and hookup mix — not disclosed
How many sites are there, and how many are full-hookup, partial or tent?
Full-hookup sites earn a multiple of what a tent site does. The count alone does not tell you the income.
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
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 13, 2026; that is not the same as when it came to market, and we have no way to know the latter.
- Sep 13, 2026First seen by UnitListed
The asking price has not changed across any of our observations.
