2-Property Portfolio

• Two Park Portfolio, Single Ownership | 21 total lots across two contiguous market submarkets in Cleveland and Rutherford Counties, offered together under one ownership entity. Rare opportunity to acquire scale in a fragmented western NC market where most trades are sub 15 lot single park deals.
• Charlotte Adjacency Without Charlotte Pricing | Shelby sits roughly 45 miles west of Charlotte along the US 74 corridor, with Ellenboro 20 miles further west. Portfolio captures Charlotte overflow demand at a $61,905 per pad basis, a fraction of pricing inside the MSA.
• 90.5% Occupied with In Place Income | $140,064 annualized in place gross revenue as of July 2026 across 19 of 21 occupied units.
• Immediate Lease Up Upside | Two vacant park owned homes at Webb Road. At the property average of $779, stabilization adds approximately $18,700 to annual gross revenue with no capital beyond turn cost.
• Below Market Lot Rents | Tenant owned lots in place at $375 against a Cleveland County market that supports meaningful upside. A $75 push across 10 lots adds $9,000 annually, roughly $135,000 of value at the going in cap.
• Park Owned Home Conversion Strategy | 11 park owned homes represent the portfolio’s primary value creation lever. Converting POH to tenant owned through owner financing recaptures home capital, eliminates the $100 per month per home maintenance load, reduces management intensity, and shifts revenue to lot rent, which trades at materially lower cap rates than rental income.
• Low Density with Expansion Potential | 21 lots on ±7.88 acres, or 2.7 lots per acre. Well below typical MHP density, leaving room for additional pad development subject to septic capacity and county approval.
• Tax Certainty at Shelby | Cleveland County completed its countywide reappraisal effective January 1, 2025 and reset its rate to 40.5 cents per $100 at revenue neutral. The Shelby parcel is locked at current assessed value through the next cycle in 2029.