Parks on East Union
Bluefield, WV
Asking price
$500,000
Sites
15
Cap rate
14.00%
Price / site
$33,333
About this property
This 15-space mobile home park in Bluefield, West Virginia presents a solid investment opportunity with immediate income and growth potential. The park currently includes 9 fully occupied park-owned homes generating stable revenue, along with 1 tenant-owned home paying consistent lot rent. Additionally, there are 2 homes on-site that require repair or replacement, and 2 vacant lots ready for infill, offering room for expansion and increased income. The property is connected to city utilities, including public water and sewer, with trash and lawn care services managed by the park. A reliable property manager is in place, compensated at 10% of gross rents, providing hands-off operational support. The park is actively being improved through renovations of existing units and strategic infill efforts, making it a value-add asset with strong upside through continued stabilization and lease-up of remaining spaces.
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 | $500,000 |
|---|---|
| Sites | 15 |
| Price per site | $33,333 |
| Cap rate | 14.00% |
| Year built | 2021 |
| Address | 113 Maranda Lane |
| 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.
