6 Park Portfolio Phenix City, AL
Phenix City, AL
Asking price
$4,750,000
Sites
—
Cap rate
7.90%
Price / site
—
About this property
The Esterson MHC Team is pleased to present this cash-flowing, value-add with significant upside,164-unit manufactured housing community portfolio located in Phenix City, AL. Phenix City is the largest city in eastern Alabama and is strategically located along the Alabama-Georgia state line, directly across from Columbus. The economy benefits from its integration with the Columbus MSA and is anchored by Fort Benning, one of the largest military installations in the United States. Additional major employers include regional healthcare systems, manufacturing firms, logistics and distribution companies, retail, and education, providing a diverse and resilient employment base. With average apartment rents exceeding $1,150 per month, rising housing costs and limited affordable housing inventory continue to support strong demand for manufactured housing. The portfolio is 6 parks and 164 total MH lots, consisting of 113 tenant owned homes (TOH), 11 rented park owned homes (POH), 2 vacant park owned homes, 37 vacant manufactured housing lots, and 1 camper used as an office on a manufactured housing lot. The average monthly lot rental rate is $357 and the average POH rent above lot rent is $278. The park owned homes are an average age of 1987. All parks are serviced by public water, with water billed directly to tenants at Country’s MHP, and billed back to tenants at the other five. All parks are serviced by septic that is maintained by the landlord. Electricity is public and billed directly to tenants at all parks. Trash is serviced by curbside bins billed directly to tenants at three parks, and serviced by dumpster included in rent at the other three. Three parks have paved roads that are privately maintained, one is gravel and privately maintained, and one is paved and publicly maintained. None of the parks are in flood zones or opportunity zones. This portfolio presents investors with a rare opportunity to acquire a scaled manufactured housing portfolio with stable in place occupancy, substantial infill potential, and below-market average lot rents in one of East Alabama’s strongest workforce housing markets. This portfolio is being offered at a purchase price of $4750,000. 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 | $4,750,000 |
|---|---|
| Cap rate | 7.90% |
| Address | 8 Pine Ridge Trail |
| First seen by UnitListed | Sep 6, 2026 |
| Source page last checked | Oct 24, 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 6, 2026; that is not the same as when it came to market, and we have no way to know the latter.
- Sep 6, 2026First seen by UnitListed
The asking price has not changed across any of our observations.
