Charleston, IL area MHP Portfolio
Ashmore, IL
Asking price
$850,000
Sites
47
Cap rate
9.50%
Price / site
$18,085
About this property
The Charleston, IL area MHP Portofolio is a three park portfolio in east central Indiana. The three properties are managed by a husband/wife team that provides both management as well as maintenance. They live onsite in the MHP in Ashmore. The other two properties are located within 19-miles of Ashmore and they have effectively managed all three locations for the past two years. Green Acres MHP (Ashmore, IL) Green Acres Home Park is a peaceful 24-pad affordable home community located on 6.30 acres on the outskirts of Ashmore, IL (Charleston–Mattoon Micropolitan Statistical Area.) The park was developed in 1978. The property is zoned commercial and the park is presently in compliance. The park is not located in a flood zone. The park has a husband/wife team that serve as the manager and maintenance man who live onsite. The pads will accommodate 70 foot trailers. The park has one oversized 80 foot trailer that extends over a couple of feet each direction. There are three vacant trailers that either need to be removed or renovated (whatever suits your park model best). Of the 24-pads in the park, fifteen are occupied. Twelve are TOH's averaging $350/month. There are currently three POH's averaging $715/month. There is a 40' x 28' shed on the property that the manager uses in exchange for payment. There are currently nine vacant pads. The rent for the TOH's has not been raised since 2020. The park utilizes utilizes leases. Currently none of the tenants are behind in rent. Tenants pay rent by Cashapp, venmo, or check. Green Acres Mobile Home Park is on city water and city sewer. The underground pipe material consists of a combination of plastic with PEX for the laterals. The electrical pedestals are 100 amps. The park has water, electric meters & gas meters to each pad. The tenant is direct billed by the provider for electric & gas, and back billed for water (Metron meters). The roads through the park are a combination of asphalt & gravel and 3/4 of the road is maintained by the city (up to lot #22). The tenants are responsible for mowing their own space. The park mows the empty pads and common spaces. The city takes care of snow removal (as needed). Westfield MHP (Westfield, IL) Westfield Mobile Home Park is a smaller 13-pad affordable home community located on 2.60 acres on the outskirts of Westfield, IL (Charleston–Mattoon Micropolitan Statistical Area.) The park was developed in 1978. The property is zoned 0040 (improved lots) and the park is presently in compliance. The park is not located in a flood zone. The pads will accommodate 70' foot trailers. A couple of pads will accommodate 80' foot trailers. There are no vacant trailers that either need to be removed. Of the 13-pads in the park, three are occupied. Two are TOH's averaging $350/month. One is a RTO averaging $550/month. There is a 20' x 24' shed on the property that the owner uses to store equipment and skirting. There are currently ten vacant pads. The park utilizes utilizes leases, as well as one RTO annual lease. Currently none of the tenants are behind in rent. Tenants pay rent by Cashapp, venmo, or check. Westfield Mobile Home Park is on city water. The park is currently using a septic system but that is expected to be phased out within the next couple of years. The city has received a $5 million dollar grant to put in a public treatment system. The underground pipe material consists of a combination of black plastic for the water, and schedule 40 PVC for the septic. The electrical pedestals are 100 amps. The park has water, electric meters & gas meters to each pad and they are all billed directly from the provider. The roads through the park are a combination of asphalt & gravel and the road is maintained by the city. The tenants are responsible for mowing their own space. The park mows the empty pads and common spaces. The city takes care of snow removal (as needed).
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 | $850,000 |
|---|---|
| Sites | 47 |
| Price per site | $18,085 |
| Cap rate | 9.50% |
| Year built | 1978 |
| Address | 0 Court Lane |
| 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.
