Happy Valley Mobile Home Park
Powder Springs, GA
Asking price
$3,850,000
Sites
—
Cap rate
1.97%
implied from NOI
Price / site
—
About this property
Rare Cobb County Infill TOH Community — 37 Permitted Pads 37-pad manufactured home community located in Powder Springs, GA. This is a pure dirt-lease asset with 100% tenant-owned homes—no park-owned rentals, no home maintenance, and no park repair payroll. The Numbers & Setup: 37 permitted pads (34 occupied, 2 dry infill lots, 1 offline storm drainage lot). Legacy lot rent at $359/mo; surrounding Cobb County comps run $550 to $600+. All residents are on month-to-month agreements (30-day notice). Master water meter with individual sub-meters already installed on every pad. Park currently absorbs ~$34k/year in city water/sewer that can be billed back via RUBS immediately. 2025 Gross Revenue: $158,643 | 2025 NOI: $75,938. Stabilized Pro-Forma NOI: $250,000+. Clean direct purchase. Full 37-lot rent roll, 2025 financial actuals, and pro-forma models available upon request.
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 | $3,850,000 |
|---|---|
| NOI | $75,938 |
| Address | 4548 Kathy Circle |
| First seen by UnitListed | Oct 6, 2026 |
| Source page last checked | Oct 6, 2026 |
| Source last changed | Oct 6, 2026 |
Trade area · Cobb, GA
6 of 6 availableContext about the county from the public record — not from the seller, and not a valuation. The seller's own figures are shown separately above and are never mixed with these.
Cobb, GA has 4 rv parks and campgrounds recorded by Census across 769,152 residents — about 192,288 people per facility.
- Mapped competitors within 25 miles
- 23
- Residents per competing facility
- 192,288
- Renter-occupied housing
- 33%
- Median SBA loan approved, this asset class
- $823,250
- SBA loans in this industry that charged off
- 0%
- FEMA composite risk rating
- Relatively High
OpenStreetMap contributors · current
US Census County Business Patterns + ACS · 2022 · county level
US Census ACS 5-year, table B25003 · 2023 · county level
SBA 7(a) and 504 FOIA loan disclosures · FY2020-FY2025 · state level
SBA 7(a) and 504 FOIA loan disclosures · FY2020-FY2025 · state level
FEMA National Risk Index · 2025 · county level
SBA figures are loan amounts approved, not sale prices — a loan covers only the financed part of a purchase, and most acquisitions are financed conventionally and never appear here. They describe what lenders committed to comparable businesses in this county, not what this property is worth.
Sources: US Census Bureau (County Business Patterns, American Community Survey), US Small Business Administration 7(a)/504 loan disclosures, FEMA National Risk Index, and © OpenStreetMap contributors. Public records describe a county, not this property.
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.
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
Net operating income — 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 Oct 6, 2026; that is not the same as when it came to market, and we have no way to know the latter.
- Oct 6, 2026First seen by UnitListed
The asking price has not changed across any of our observations.
