Mountainview Mobile Home Village
Zanesfield, OH
Asking price
$3,999,999
Sites
66
Cap rate
—
Price / site
$60,606
About this property
We are pleased to present Mountainview Mobile Home Village, a 79-lot manufactured housing community located in Zanesfield, Ohio. List Price: $3,500,000 for the community (7.33% Cap Rate – Excludes home rental revenue) + Home Value (~50% of NADA Value) =Total: $3,999,999 Mountainview is a family community operating at 92%+ occupancy. The tenant mix consists of nearly all park-owned homes. Mountainview provides investors with the opportunity to acquire a 79 space MH community with strong occupancy in the Ohio market. The heavy POH allocation allows a purchaser to significantly lower their basis after selling off the 72 park-owned units. Recent homes sold at 2x+ NADA Value. (NADA VALUE ~ $893k) 79 total lots 66 POH (occupied) 6 TOH 6 POH (vacant) 1 office After discovering theft and mismanagement one year ago, current ownership replaced the management company, evicted 15+ non-paying tenants, and improved economic occupancy by nearly 40%. This community is serviced by well water and a recently upgraded wastewater treatment plant (~$180K spent 2017). All water and sewer maintenance is subbed out to third parties. Mountainview is in good standing with governing agencies and has no issues to report. Zanesfield, Ohio is just minutes from Bellefontaine and within easy reach of the Dayton and Columbus metropolitan areas. Surrounded by major employers such as Honda’s new manufacturing facility which should support increased demand for local housing. Positioned near major transportation corridors including U.S. Route 33, Mountainview provides straightforward access for site visits while offering residents connectivity to a diverse employment base throughout Logan County and Central Ohio. The local housing market provides a favorable backdrop for manufactured housing demand. Single-family homes in the area commonly trade just north of $200k, creating a meaningful affordability gap that positions Mountainview as an attractive option for residents seeking quality, lower-cost housing. As always, this is a confidential sale. Please do not go to the community without setting up a showing appointment with the listing agents. If on site, do not under any circumstances speak with any tenants or employees. Please contact us for additional information.
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 | $3,999,999 |
|---|---|
| Sites | 66 |
| Price per site | $60,606 |
| Address | 4000 Alpine Parkway |
| 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.
