Albany, GA MHC Portfolio
Albany, GA
Asking price
$2,400,000
Sites
89
Cap rate
—
Price / site
$26,966
About this property
MH Pro Group is pleased to present the Albany, Georgia MHC Portfolio, a four-community manufactured housing portfolio comprised of 89 total pads located throughout Albany, Sylvester, and Dawson, Georgia. The portfolio presents investors with a compelling value-add opportunity supported by substantial operational upside through occupancy growth, infill of vacant pads, removal of abandoned inventory, and long-term community stabilization. Current ownership has established a platform that allows a new operator to implement strategic operational improvements while gradually transitioning the communities toward a more durable tenant owned home model over time. The portfolio benefits from favorable affordable housing fundamentals throughout Southwest Georgia, where manufactured housing continues to serve as one of the region’s most attainable forms of housing amid rising single-family home and apartment costs. The communities feature utility-efficient infrastructure, with the majority serviced by publicly provided water and sewer systems that are directly billed to tenants, minimizing utility expense exposure to ownership. Additionally, the portfolio features paved roads, off-street parking, and operational characteristics that provide a strong foundation for future capital improvements and long-term stabilization efforts. *See attached Offering Memorandum below under "Download Documents for more information. Please Contact: Henry Walker - MH Pro Group, LLC m. 864-414-8347 henry.walker@mhprogroup.com www.mhprogroup.com
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 | $2,400,000 |
|---|---|
| Sites | 89 |
| Price per site | $26,966 |
| First seen by UnitListed | Sep 6, 2026 |
| Source page last checked | Oct 24, 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.
- Sep 6, 2026First seen by UnitListed
The asking price has not changed across any of our observations.
