Mobile Home Park in Orangeburg, SC
Orangeburg, SC
Asking price
$2,000,000
Sites
—
Cap rate
—
Price / site
—
About this property
48-lot mobile home park in Orangeburg, South Carolina with strong in-place income and significant upside through lease-up of park-owned homes and vacant lots. Currently 22 units occupied (12 park-owned homes at $715/mo avg, 10 tenant-owned lots at $355/mo), generating approximately $91,560 NOI at a 4.6% going-in cap rate on the $2,000,000 asking price. 10 additional park-owned homes are near-rent-ready (8 need minor finish work only and one is ready for inspection and will be rented soon), and 15 vacant lots have city water and electrical hookups already in place — all lots use septic. At full occupancy, stabilized NOI reaches $225,940 with an asset value of $2.8M+ at an 8% cap rate. Homes rent quickly when available. As more homes come online and are rented, the sale price will change. Seller Financing Available: $1,000,000 down (50%), $1,000,000 seller carry at 8% interest, 25-year amortization, 5-year balloon. Monthly payment of $7,718. City water and electric direct-billed to tenants — no utility management headaches. Long-term tenant base with historically low vacancy. Plenty of upside to the buyer.
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 | $2,000,000 |
|---|---|
| First seen by UnitListed | Oct 24, 2026 |
| Source page last checked | Oct 24, 2026 |
| Source last changed | Oct 24, 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 Oct 24, 2026; that is not the same as when it came to market, and we have no way to know the latter.
- Oct 24, 2026First seen by UnitListed
The asking price has not changed across any of our observations.
