All Seasons MHP & Storage
Jeffersonville, IL
Asking price
$1,350,000
Sites
—
Cap rate
12.90%
Price / site
—
About this property
All Seasons MHP & Storage is an exceptionally well-maintained 25-pad manufactured housing community and storage facility situated on 7.94 acres in Geff, Illinois, a quiet farming community located just minutes from Fairfield in Wayne County. Established in the 1980s, the property earned recognition as the 1998 Illinois Mobile Home Park of the Year, reflecting a long history of strong management and pride of ownership. The park is zoned 0060 (Improved Commercial) and is believed to be in compliance with local zoning regulations. The community features spacious sites averaging approximately 50' x 132', creating an attractive layout with ample room between homes. The majority of homes in the community are park-owned homes (POHs), with 20 single-wide POHs currently on site. These homes range in model years from 1979 to 2018, with the majority consisting of 1990s-era units. Current rents for the park-owned homes range from $450 to $850 per month depending on the home and condition. Importantly, there are currently no homes on the property that require removal, and the housing stock is considered to be in solid overall condition. The property also includes two tenant-owned homes (both RVs) that pay an average lot rent of $325 per month. Additionally, there is one vacant POH that could be renovated and rented, presenting an opportunity to increase income. Residents operate under annual leases, and rent collection is handled efficiently through modern digital payment platforms including CashApp, Venmo, and Zelle, with only a small number of checks mailed directly to ownership. Currently, only one tenant is behind on rent, and eviction proceedings are already underway for that tenant. The park also has an on-site manager who receives a $300 monthly reduction in rent in exchange for assisting with maintenance and mowing vacant pads and common areas. All Seasons MHP benefits from city water and city sewer service, which is a significant infrastructure advantage for a community of this size. The water lines are primarily PVC and have largely been replaced, and the sewer system has also been upgraded with Schedule 40 PVC lines throughout most of the property. Each pad is served by 100-amp electrical pedestals, with residents paying their electricity and garbage directly to their respective utility providers. Ownership currently pays for the water service but has installed Metron water meters and bills back to the tenants. The roads throughout the community are primarily asphalt with some gravel sections, and they are considered to be in solid overall condition. The park is responsible for maintaining the roads as well as the common areas. Tenants are responsible for mowing their own lots, while the park handles mowing for vacant pads and shared spaces. Snow removal is performed by the park when necessary and is occasionally assisted by the Village of Geff. In addition to the manufactured housing component, the property includes approximately 7,680 square feet of storage buildings, providing diversified income streams. One building is currently rented for RV storage at $500 per month. Another three-bay building is leased to an auto mechanic for $275 per month, and a commercial building is rented for $500 per month. The property also includes 12 mini-storage units, which currently rent for $50 to $65 per month. In addition to the manufactured housing component, the property includes approximately 7,680 square feet of storage buildings, providing diversified income streams. One building is currently rented for RV storage at $500 per month. Another three-bay building is leased to an auto mechanic for $275 per month, and a commercial building is rented for $500 per month. The property also includes 12 mini-storage units, which currently rent for $50 to $65 per month. Ownership has invested significantly in capital improvements since acquiring the property, particularly focused on infrastructure and home renovations.
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 | $1,350,000 |
|---|---|
| Cap rate | 12.90% |
| Year built | 1980 |
| Address | 321 North All Seasons Road |
| 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.
