Genesee Forest Estates
Flint, MI
Asking price
$1,800,000
Sites
251
Cap rate
—
Price / site
$7,171
About this property
***Updated seller financing terms as of 08-14-2026*** $1,800,000 list price 30% down 5% interest 3-year balloon (with possible one-year extension) Seller to remain in 1st position A credit check and personal guarantee will be required for any seller financing. He will not consider Morby Stack offers. Please reach out with any questions or to discuss terms. Genesee Forest Estates is a value-add mobile home park located in Flint, MI. The park currently has 252 lots (251 pads + SFR that currently is the park office). This park offers tremendous value-add opportunities with the coveted trifecta of park infill, increasing market rental rates, and future home sales. Genesee Forest Estates has 251 approved MH lots. Of the 251 pads there are currently 37 pads rented, 27 vacant POH, and 187 vacant pads. The vast majority of the 187 vacant pads are able to accommodate new trailers with little to no deferred maintenance on those pads. The current pad rental rate is approximately $440/month. Market rent in this area is around the $500-600/month range, with some neighboring communities capturing over $630/month. The ability to get to $500/month in pad rental rate after stabilization should be easily achievable. Genesee Forest Estates is on PUBLIC WATER & PUBLIC SEWER! The current owners recently introduced water meters to back-bill tenants on water usage. These meters will make a tremendous improvement on the overall NOI of the property. The electricity for the park is billed to one common meter. The park is currently billing each electricity via RUBS. The park is also charging each pad $20/month for garbage, and $3/month for site tax (this is how Genesee County handles mobile homes instead of individual property taxes like many jurisdictions). The water, sewer, and electric infrastructure in the park are all considered to be in good working condition. The roads are in "average" condition. The current owner recently repaved a small portion of the property. The owner has spent hundreds of thousands of dollars on the park by removing abandoned trailers, removing debris, and general capex contributions. As I mentioned earlier, there are currently 27 vacant POH awaiting renovations which could increase park revenue in excess of $162,000/year once they are online. Within the past several years the park has had the following capex items completed: $82,000 repaving of roads in front portion of the property, $207,500 to remove 83 trailers, $8,000 for water leak detection, $30,000 to repair water leaks, $40,000 electrical fixes/upgrades, & $55,000 in new skirting & renovations of park owned homes. As of April 2025, the former Buick City site in Flint, Michigan, is undergoing a significant transformation into the Flint Commerce Center, a large-scale industrial redevelopment led by Ashley Capital. Building 1: The first phase of the project, a 330,000-square-foot facility, has been completed and is fully leased. Tenants include Victory Packaging and Bunzl Distribution, collectively employing over 100 individuals. Expansion: The entire redevelopment spans approximately 350 acres, with plans to construct up to 10 buildings totaling 3.5 million sq. ft. The project aims to create around 3,000 permanent jobs over several years, with new buildings added based on market demand. NanoGraf Facility: NanoGraf, a battery anode manufacturing company, has announced plans to establish a facility at the site. Supported by a $60 million U.S. Department of Energy grant and additional state incentives, the project is expected to invest $175 million and create over 150 permanent jobs. Investment and Funding: The redevelopment is backed by a combination of public and private funding, including contributions from the City of Flint, Genesee County, the Michigan Strategic Fund, and the Charles Stewart Mott Foundation. The total investment is projected to reach approximately $300 million.
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 | $1,800,000 |
|---|---|
| Sites | 251 |
| Price per site | $7,171 |
| Address | 1806 East Webster Road |
| 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.
