Establish Park with Room to Expand
Brownsville, KY
Asking price
$725,000
Sites
18
Cap rate
13.20%
Price / site
$40,278
About this property
Turnkey, income-producing manufactured housing community with a proven history of stable occupancy in South Central Kentucky. Parkview Mobile Home Park consists of 18 occupied sites (100% occupied), including 9 park-owned homes and 9 tenant-owned homes paying lot rent, providing a balanced income mix with both rental income and lower-maintenance lot rent revenue. Current ownership has maintained the community for approximately five years with only two resident turnovers, demonstrating exceptional tenant stability and consistent cash flow. Utilities are individually metered, with tenants responsible for electric, water, and sewer, keeping owner operating expenses low and contributing to a strong 12.80% in-place cap rate based on the asking price. Located in Brownsville, Kentucky, within the greater Bowling Green growth corridor, the property benefits from one of Kentucky's strongest regional economies. Major employment drivers include the Kentucky Transpark, General Motors Corvette Assembly, The Medical Center, Western Kentucky University, and numerous manufacturing and logistics employers, supporting long-term demand for workforce housing. The property also offers future value-add potential, with room for approximately two additional sites or alternative income-producing improvements (subject to buyer verification and local approvals). Current ownership has maintained stable rental rates, creating an opportunity for future ownership to evaluate market-rate adjustments over time, where appropriate and subject to lease terms and applicable law. This presents the potential to enhance net operating income and improve long-term investment returns while building upon an already stabilized, fully occupied asset.
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 | $725,000 |
|---|---|
| Sites | 18 |
| Price per site | $40,278 |
| Cap rate | 13.20% |
| Year built | 1980 |
| Address | 255 Carder Street |
| 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.
