Bill Fraley MHP

• Income in Place with Clear Upside — The property features 17 units across 5.45 acres (15 manufactured home sites and two single-family homes), currently generating over $100,000 in gross annual income with a lean 41% operating expense ratio.
• Immediate Value-Add Through Lease-Up — Four units are currently non-revenue-producing, in addition to one manager-occupied home. Bringing these units online at in-place rental rates presents meaningful income growth potential without the need for new construction or infill development.
• Below-Market Rents — Current home rents range from $120 to $200 per week, below comparable properties in the Charlotte area, where park-owned homes achieve approximately $1,100 per month. A new owner has the opportunity to increase rents toward market levels and capture significant NOI growth.
• Private Utilities, Simplified Operations — The property operates on a private well and septic system, eliminating reliance on municipal utility billing and supporting a streamlined operating structure. Additionally, the property is located outside the designated flood zone, potentially reducing flood insurance expenses.
• Accessible Investment Size — This 17-unit community offers an attractive acquisition opportunity for first-time mobile home park investors, 1031 exchange buyers, and local operators seeking to expand their portfolios within the Charlotte metropolitan area.
• Charlotte Growth Corridor — Located in Gaston County, approximately 25 miles west of Charlotte along I-85, the property is positioned to benefit from spillover housing demand as costs continue to rise throughout the Charlotte metropolitan area.
• Strong Employment Base — Bessemer City’s employment base includes major industrial operations, such as a large lithium processing facility and Advanced Drainage Systems, supporting consistent demand for affordable workforce housing.
• Affordability-Driven Demand — With a median home value of approximately $206,100 and a median household income of $60,300, traditional homeownership remains financially challenging for many local workers, reinforcing demand for affordable manufactured housing.