Bonifay MHC
Bonifay, FL
Asking price
$799,000
Sites
—
Cap rate
9.50%
Price / site
—
About this property
Bonifay MHC is a 19-pad manufactured home community situated on approximately 5.48 acres in Bonifay, Holmes County, Florida. Developed in 1984 and currently zoned specifically for manufactured home park use, the property presents investors with a well-maintained community offering immediate cash flow along with significant upside through occupancy growth. The park is located outside of a designated flood zone, reducing flood-related concerns for ownership and lending. The current ownership group has owned the community for approximately 18 months and is divesting several mobile home parks as part of a broader portfolio strategy. The community is currently 72% occupied, consisting of 9 park owned homes, 5 tenant-owned homes, and 5 vacant, build-ready pads. All vacant sites are capable of accepting manufactured homes, providing investors with an immediate opportunity to increase occupancy and substantially improve revenue without the expense of additional site development. Current ownership has already renovated three park-owned homes during their ownership, demonstrating continued investment into the property. If ownership were to continue operating the community, their primary objective would be to infill the remaining vacant pads, providing a clear roadmap for future value creation. Bonifay MHC offers a healthy mix of both park-owned and tenant owned homes. The nine park-owned homes currently generate average monthly rents of approximately $850, and notably, rents have not been increased since the current owners acquired the property, presenting additional upside potential for future ownership. All titles for the park-owned homes have been properly retired. The community also includes five tenant-owned homes paying average lot rents of $450 per month. Lot rents were last increased approximately one year ago and remain competitive within the local market. Importantly, there are currently no vacant homes requiring renovation or removal, no homes being held for delinquent taxes, and ownership believes none of the existing homes require removal due to quality concerns. The property benefits from stable day-to-day operations supported by an onsite manager and maintenance employee. Currently, no tenants are delinquent on rent, and the community operates utilizing written lease agreements. Residents conveniently pay rent electronically through Innago and Cash App, providing efficient rent collection and streamlined property management. Residents maintain their individual home sites by mowing their own lots, while ownership maintains all common areas and vacant pads, helping preserve the appearance of the community. Bonifay MHC is served by city water while utilizing a privately maintained septic system. Residents are directly billed by the respective utility providers for water, electric service, and garbage collection, minimizing utility reimbursement responsibilities for ownership. The community features 14' x 66' home sites, underground PVC water lines, and 100-amp electrical pedestals serving each site. Interior roads are gravel, are considered by ownership to be in good condition, and are maintained by the park. Residents also benefit from convenient off-street parking throughout the community. Bonifay is the county seat of Holmes County in Florida's Panhandle and serves as the area's primary governmental, educational, healthcare, and commercial center. Positioned along Interstate 10 between Pensacola and Tallahassee, Bonifay provides convenient regional access while maintaining the affordability and stability that continue to drive demand for manufactured housing. The local employment base is well diversified across healthcare, education, government, corrections, utilities, retail, agriculture, and manufacturing, helping reduce reliance on any single employer.
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 | $799,000 |
|---|---|
| Cap rate | 9.50% |
| Year built | 1984 |
| Address | 3201 Windy Lewis Road |
| First seen by UnitListed | Sep 6, 2026 |
| Source page last checked | Oct 24, 2026 |
| Source last changed | Oct 11, 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.
- Oct 11, 2026Price reduced$850,000 → $799,000
- Oct 11, 2026Price reduced
- Sep 6, 2026First seen by UnitListed
